development committee report on the warriors arena

The Potrero Boosters Neighborhood Association Development Committee will use the

attached guidelines as criteria to evaluate the projects proposed within the neighborhoods

served by the Boosters. Not all criteria may be applicable to a given project.

After having considered each criteria, the Development Committee will make a holistic

evaluation of the project, which the project developer should consider prior to a presentation at

a meeting of the Boosters membership. Please note that any comments from the Development

Committee are interim, and they may not by relied upon as indication of neighborhood support

for a project. Only the membership of the Potrero Boosters Neighborhood Association may

offer an endorsement of a project, and any material changes to a project made subsequent to

any such endorsement shall render the endorsement void.

Developers or project sponsors are asked to submit, in PDF format, available floorplans,

landscape plans, elevations, renderings, and any other representations of the building (together,

the Project Plans), along with a completed copy of the development criteria, at least one week

prior to meeting with the Development Committee. The Project Plans should have detail

sufficient for the Development Committee to evaluate the Development Criteria on the basis of

the Project Plans alone. Copies of the Project Plans will be retained by the Boosters, and will be

used for Boosters business (which may include, without limitation, distribution to the Boosters

email list and publishing to the Boosters website).

Developers are asked to complete the attached Project Cover Sheet, which should accompany

the Project Plans.

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Potrero Boosters Development Committee Project Cover Sheet

Project Address: Mission Bay South, Blocks 29-32

Project Sponsor: Golden State Warriors

Developer: Golden State Warriors

Project Contact:

Address:

Phone:

Email:

Theo Ellington

500 Terry Francois Blvd, Suite 120, San Francisco, CA 94158

310-347-8447

[email protected]

Architect(s): Pfau Long Architecture/ AE3 Partners, Manica Architecture

Landscape Architect(s): SWA Group

Assigned City Planner: Catherine Reilly (OCII) (through May 2015), Pedro Arce (OCII), David

Winslow (CPC)

Lot Square Footage: Approx. 475,700 square feet (10.92 acres)

Square Feet of Built Space:

Residential:

Retail:

Office:

Event Center:

PDR:

0

125,000

580,000

750,000

0

Public Open Space (Sq. Ft.): 3.2 Acres (approximately 139,400 square ft.)

Total Parking:

Residential:

Office/Retail:

Event Patron:

Car Share:

950 on-site plus 132 in 450 South St. garage (across the street)

0

737

345 (plus additional unused Office parking in evenings/weekends)

TBD

Total Residential Units: None

Total Bicycle Parking:

Class 1:

Class II:

586 spaces

300 Class 1 (bike valet)

111 Class 1 (bike rooms for office/retail)

100 Class 1 (staffed temporary corral for events, as needed)

75 Class 2 (bike racks)

Expected Approval Timeline: June 2015: CEQA DSEIR publication

Fall 2015: target SEIR certification and design approved

Early 2016: Construction commencement

Fall 2018: Opening

Date of meeting with Development Committee: July 15th, 2015

The undersigned acknowledges and agrees that (i) any comments from the Development

Committee are interim, and they may not by relied upon as indication of neighborhood support

for a project; (ii) only the membership of the Potrero Boosters Neighborhood Association may

offer an endorsement of a project; and (iii) any material changes to a project made subsequent to

any such endorsement shall render the endorsement void.

Signature Print Name Title Entity Date

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.

We have and will continue to make proactive efforts to engage neighbors

and business owners alike to ensure that the development is sensitive to

the needs of the community. The mixed-use development will feature

restaurant and retail space that reflects and compliments the

neighborhood character. Neighborhood activation is a key theme in our

design plans, and we hope this site will serve as a new community hub

for generations to come.

In terms of scale, our latest design renderings (see appendix) feature

office buildings on the west side of the project and the event center in

the central/east portion of the site. The offices and event center flank a

large plaza the size of Union Square on the west side, and there are

numerous other plazas and pedestrian paths throughout the site. The

Bayfront Terrace, located on the NE corner, will be publically accessible

and offer stunning views of the city and Bay. All on-site parking will be

concealed under the plaza or below-grade. The development will be

built to LEED Gold certification standards.

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

The project massing is multidimensional with a focus on accessible open

space. Over 30 percent of the site (3.2 acres) will be dedicated to open

space. Project development steps down in several locations to achieve

a welcoming pedestrian scale at the sites perimeter. The project respects

the 160 height limit specified in the Mission Bay South Redevelopment

Plan.

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

As with all Mission Bay sites, some soil on the site contains hazardous

substances. Soil will be excavated during the course of project

construction, and all of this soil will be safely off-hauled from the site

and disposed of in a manner consistent with law. As required under the

Mission Bay South Plan, GSWs engineers will prepare a Risk

Management Plan (RMP) outlining measures for minimizing impacts to

human health and the environment during this process; this plan will

also incorporate relevant requirements under Article 22A of the San

Francisco Health Code.

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

N/A

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)?

The site will include an approximately 35,000 square foot plaza on the

west side of the site which will be accessible to the public and host a

range of community and family events from ice-skating to pumpkin

patches. Accessibility has been incorporated into all major design

elements.

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)?

N/A

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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)?

N/A

8. Does the project include publicly accessible indoor space?

Yes, the project is projected to have up to 125,000 square feet of

publically accessible retail space featuring various dining and shopping

options.

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

Yes, over 30 percent of the site will be designated open space, including

plazas, walkways, viewpoints, and garden areas.

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?

Yes, the development will feature a Main Plaza that opens up to Third

Street and encourages pedestrian access to the site. The plazas at the

NW & SW corners of the site will enhance street safety by providing a

congregation space during pre- and post-event times. Both office

buildings contain ground floor retail as does portions of the event

center and retail-dedicated buildings along South St and Terry Francois

Blvd.

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

Priority will be given to establishments that reflect the character of the

neighborhood and San Francisco.

12. Does the project incorporate PDR space?

N/A

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

The project includes the maximum allowable vehicle parking for

commercial (office) and retail use. Incremental event center spaces are

below the maximum allowable amount, however the project design

presumes shared use of office parking spaces by event patrons on

evenings and weekends.

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

The project is in a transportation-rich location accessible by all of the

major transit agencies.

The GSW have also committed to a maximum auto mode share and will

fund additional transportation demand management (TDM) programs

as necessary to meet the mode share performance standard. Current

TDM plans include but are not limited to: providing employee shower

and locker facilities; supporting an employee ride-matching program;

designating parking spaces for carpool and vanpool; and promoting

transit access for guests through trip planning tools and transit

information displays on websites, apps, and in-building displays.

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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 development will offer significant on-site bicycle parking facilities,

including a staffed Class 1 valet for 300+ bicycles for use by event

patrons, storage rooms for 100+ bicycles in the office buildings, and

bike racks around the site for an additional 100+ bicycles. There wil also

be a GSW-sponsored Bay Area Bike Share pod in the project vicinity.

The project will also include new bike routes along 16th Street and bike-

safe striping at key project intersections. Construction on Blocks 29-32

triggers the realignment and reconstruction of Terry A. Francois

Boulevard, which will incorporate the Ports planned two-way cycle

track.

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 event center will include plazas, including a main plaza the size of

Union Square and a plaza on the SE corner larger than Willie Mays

Plaza at AT&T Park. These plazas will encourage foot traffic into the

main plaza and event center site overall. Setbacks on Third Street and

16th Street offer additional space for pedestrian circulation or transit

loading/unloading, and the project will add a significant number of

street trees and other streetscape improvement elements to the sites

perimeter.

Also, the event center site will cause the development of the 5.5 acre

Bayfront Park. The park will include pedestrian walkways that connect

segments of San Franciscos Blue Greenway and Bay Trail from the

north to the south.

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

Yes, GSW is working closely with the Mission Bay Development Group

(MBDG), Mission Bays master developer, who will complete streetscape

improvements in the project vicinity. All streetscape and infrastructure

has been designed in accordance with the Mission Bay Streetscape Plan

and Mission Bay Infrastructure Plan except, where variances have been

approved by OCII and MTA staff.

GSW has been committed to a collaborative design process from the

start and has met several times with staff from UCSF and

Uber/Alexandria Real Estate (ARE) regarding Blocks 26-27.

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 venue will be built to LEED Gold certification standards. This will

be the second major sports event center in the country to commit to

such a high level of sustainability. We have also joined the Mayors 0-

50-100-Roots campaign to reduce the Citys greenhouse gas emissions,

and will purchase carbon offsets for construction and operational

emissions.

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

Yes, all loading docks and garbage zones will be located below-grade.

20. Are utilities undergrounded? Yes.

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

The project has already committed to financially support the Mission

Bay shuttle system.

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

TIDF fees from the project will fund several neighborhood roadway,

transit, and bicycle improvement projects, including MUNI cross-over

tracks on Third Street at 16th Street, an extended northbound MUNI

platform, and new bicycle facilities.

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

The development will create over 4,000 construction jobs with a target of 50 percent total local hire. The office/lab space will provide space for approximately 2,100 permanent jobs, and the event center will employ nearly 2,500 people. We have also committed to a right-to-transfer agreement for anyone currently employed at Oracle Arena, and all construction workers and permanent event center workers will be union workers.

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

The project is subject to Mission Bay planning documents, including the

Mission Bay South Redevelopment Plan (Plan), Mission Bay South

Design for Development [Standards and Guidelines], Mission Bay South

Infrastructure Plan, and others. The event center is a permitted

secondary use under the Plan. The project is not subject to the San

Francisco Planning Code.

APPENDIX

[INSERT PHOTOS]

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Development Committee Comments and Recommendations

Date: July 15, 2015

Development Address: Golden State Warriors Arena, 3rd and 16th Streets

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.

The basketball team and the developers are calling this project an Event Center, and that is

more accurate there are only 42 home games scheduled in the NBA preseason and regular

season, and this site is planned to accommodate nearly 200 events a year, ranging from 5,000

attendees to 18,000 for sellout events. The committees primary concerns revolve around traffic

and transit congestion, and we are very interested in seeing written commitments by the

Warriors backing up the promises and assurances we heard at the committee meeting.

Site design and open space

The site appears to be an attractive and efficient destination for visitors, and the construction of

the arena triggers the construction of Bayfront Park in Mission Bay; that park, along with the

plazas and open spaces on-site, balance out the high-rise construction of the arena and two 160

foot office towers. The Warriors presented renderings indicating that the arena and related

buildings will not significantly impact the skyline views from Potrero Hill. The committee asked

about creating green/open space on the arena roof, but the architect responded that the weight

of the water and other infrastructure needs of a green roof make that structurally impractical.

With limited open space currently in the area, the addition of a large waterfront park is a much

needed benefit to the neighborhood. We did not review a shadow study of building impacts on

Bayfront Park and the arena plazas, but hope to see that soon.

Land Uses / Tenants

There is no housing planned for the site. There is ample space for commercial/retail/restaurant

tenants surrounding the arena, and offices of various types in the two 160-foot commercial

buildings. The scale of the plaza was compared to Union Square with the developer promoting

the project as a food and entertainment destination. While the arena was not part of the 1998

Mission Bay Plan, this concept of an urban center has the potential to be a great benefit to the

neighborhood, which has historically had few retail and restaurant options. As the demographics

in the area shift, there appears to be growing demand for this type of venue. We would be

interested in reviewing a plan to ensure a focus on local/homegrown retail and food vendors,

with strategies in place to avoid the empty storefronts that are currently commonplace in the

area. Ultimately we would expect a commitment to support local business and discourage

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formula retail and restaurants. Additionally, studies on potential impacts of the project on

existing local businesses in Dogpatch, particularly on game nights, would be appreciated.

The question of biotech/lab space was raised, because some Mission Bay lab buildings have

mechanical equipment on their rooftops, adding significantly to the heights of the buildings. The

developer agreed to lower-impact lab tenants in the commercial buildings, pending some

reasonable description of what lower-impact meant; it could be a question of the mechanical

equipment, as opposed to what actually is done in the lab spaces. If the Boosters can adequately

define the term, the developer could consider that agreement.

Contamination

All of Mission Bays soil requires remediation under the Maher Ordinance with oversight from

the Department of Public Health, and the Boosters have repeatedly demanded that

contaminated soil at development sites be excavated and removed as hazardous waste. The

developer agreed to this at the committee meeting; their project requires 30 feet or so of

excavation for building foundations and underground garages, and they want to remove that soil

to hazardous waste sites out of state. But the project EIR doesnt discuss that remediation plan,

so we must secure that commitment in writing.

Transportation

The most substantial committee concerns revolve around traffic and transportation with

neighborhood streets most impacted by the event center. Parking capacity is less of an issue,

with the emphasis focused on multiple ways to bring people to and from the arena without cars.

The committee noted that the Warriors and the Mayors office have only studied impacts and

mitigations revolving around Mariposa Street, ignoring that many drivers departing the arena

may continue past the Mariposa onramp and try to access 280 via Pennsylvania, causing

congestion there as well. There is no question that there will be additional impacts on already

congested intersections.

SFMTA did not attend the meeting even though they were expected. The Mayors Office of

Economic and Workforce Development representative stood in for them and showed several

baseline improvements to local transit services, but some of those improvements arent really

designed for an increased event center population (like the move of the 22 to 16th Street and

related measures from the Transit Effectiveness Project), and the long-promised Central Subway

is likely to never deliver the 3-5 minute headways promised to secure federal construction

funding. The electrification of Caltrain should ultimately improve transit service to the

neighborhood and the arena. The Warriors propose several shuttle service improvements to

connect Caltrain and remote parking sites on Port property to the arena.

There are three transit improvements, not presently considered in the project EIR but raised by

committee members and the Warriors, which must be implemented for viable transit

connections to the event center:

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Extending MTAs new E line (designed to serve the Embarcadero, ending at the 4th street

Caltrain station) to 25th Street to serve the arena, Pier 70, Dogpatch, and the NRG site

Extending MTAs new 11 line (designed to serve Mission Bay and ending there) into a loop

serving Potrero Hill and Dogpatch, including the arena/hospital site

Adding water taxi/ferry service to 16th Street at the waterfront.

The Warriors representatives emphasized their shared concerns over transportation impacts,

and have proposed establishing a dedicated reserve fund (at least $6.6m annually) of tax

revenues from arena operations (projected to be $14m annually) to support transportation and

traffic infrastructure and services. The committee feels this fund is a requirement for

neighborhood support of the project, with the expectation that it be at a higher level than $7m

annually.

Arena traffic and parking demand will also require all of Dogpatch and Potrero Hill to consider

parking management strategies, including time limits and residential parking permits extending to

10 pm. The sooner we can begin this process neighborhood-wide, the better.

development committee report on the warriors arena

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