POTRERO BOOSTERS

NEIGHBORHOOD ASSOCIATION
S E RV I N G

T H E

H I L L

S I N C E

1 9 2 6

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:
Project Sponsor:
Developer:
Project Contact:
Address:
Phone:
Email:
Architect(s):
Landscape Architect(s):
Assigned City Planner:

Mission Bay South, Blocks 29-32

Golden State Warriors
Golden State Warriors
Theo Ellington
500 Terry Francois Blvd, Suite 120, San Francisco, CA 94158
310-347-8447
TEllington@warriors.com
Pfau Long Architecture/ AE3 Partners, Manica Architecture

Lot Square Footage:

Square Feet of Built Space:
Residential:
Retail:
Office:
Event Center:
PDR:
Public Open Space (Sq. Ft.):
Total Parking:
Residential:
Office/Retail:
Event Patron:
Car Share:
Total Residential Units:
Total Bicycle Parking:
Class 1:

SWA Group
Catherine Reilly (OCII) (through May 2015), Pedro Arce (OCII), David
Winslow (CPC)
Approx. 475,700 square feet (10.92 acres)

0
125,000
580,000
750,000
0
3.2 Acres (approximately 139,400 square ft.)
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
None
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)
Class II:
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

Development Criteria:

Comments:

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.

Development Criteria:

Comments:

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 bikesafe 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 050-100-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.

Development Criteria:

Comments:

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.
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.

24. What exceptions from the Planning

Code are being sought?

APPENDIX
[INSERT PHOTOS]

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POTRERO BOOSTERS
NEIGHBORHOOD ASSOCIATION
S E RV I N G

T H E

H I L L

S I N C E

1 9 2 6

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

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:

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.