Planning Code, Zoning Map - Potrero Power Station Special Use District
Ord. No. 0061-20
in effectFILE NO. 200039
AMENDED IN COMMITTEE
4/13/2020
ORDINANCE NO.
[Planning Code, Zoning Map - Potrero Power Station Special Use District]
Ordinance amending the Planning Code and Zoning Map to establish the Potrero
Power Station Special Use District, generally bound by 22nd Street and the southern
portion of the newly created Craig Lane to the north, the San Francisco Bay to the east,
23rd Street to the south and Illinois Street to the west; and making findings under the
California Environmental Quality Act, findings of consistency with the General Plan and
the eight priority policies of Planning Code, Section 101.1, and findings of public
necessity, convenience, and welfare under Planning Code, Section 302.
NOTE:
Unchanged Code text and uncodified text are in plain Aria I font.
Additions to Codes are in single-underline italics Times New Roman font.
Deletions to Codes are in striketh1"€Jugh itBlies Times New RomBHfent.
Board amendment additions are in double-underlined Arial font.
Board amendment deletions are in strikethro~:~gh Arial font.
Asterisks (* * * *) indicate the omission of unchanged Code
subsections or parts of tables.
Be it ordained by the People of the City and County of San Francisco:
Section 1. Planning and Environmental Findings.
(a)
In companion legislation adopting a Development Agreement associated with
the Potrero Power Station Mixed-Use Project, the Board of Supervisors adopted
environmental findings pursuant to the California Environmental Quality Act (CEQA)
(California Public Resources Code Sections 21000 et seq.), the CEQA Guidelines (14 Cal.
Code Reg. Sections 15000 et seq.), and Chapter 31 of the Administrative Code. The Board
adopts these environmental findings as though fully set forth herein in relation to this
ordinance. A copy of said companion legislation is in Board of Supervisors File No. 200040
and it and its environmental findings are incorporated herein by reference.
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61-20
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(b)
In companion legislation adopting General Plan amendments associated with
the Potrero Power Station Mixed-Use Project, the Board of Supervisors adopted findings that
the actions contemplated in this ordinance are consistent, on balance, with the City’s General
Plan and eight priority policies of Planning Code Section 101.1. The Board incorporates these
findings by reference and adopts these findings as though fully set forth herein in relation to
this ordinance. A copy of said companion legislation is in Board of Supervisors File No.
200040.
(c)
Pursuant to Planning Code Section 302, this Board finds that this Planning Code
amendment will serve the public necessity, convenience, and welfare for the reasons set forth
in Planning Commission Resolution No. 20639 and adopted on January 30, 2019, and the
Board adopts such reasons as its own. A copy of said resolution is on file with the Clerk of
the Board of Supervisors in File No. 200040 and is incorporated herein by reference.
Section 2. The Planning Code is hereby amended by adding Section 249.87, to read
as follows:
SEC. 249.87. POTRERO POWER STATION SPECIAL USE DISTRICT.
(a)
Purpose and Boundaries. A Special Use District entitled the "Potrero Power Station
Special Use District" (the SUD) is hereby established, generally bounded by 22nd Street and the
southern portion of the newly created Craig Lane to the north, the San Francisco Bay to the east, 23rd
Street to the south, and Illinois Street to the west, in the southeast part of San Francisco. The precise
boundaries of the SUD are shown on Sectional Map SU08 of the Zoning Map. The purpose of the SUD
is to implement the land use controls for the Potrero Power Station Mixed-Use Project, which is subject
to a Development Agreement, approved by the Board of Supervisors in the ordinance contained in
Board File No. 200040. The Project will provide several benefits to the City, such as a significant
amount of publicly accessible open space and Community Facilities, increased public access to the
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waterfront, neighborhood-serving retail, extensive infrastructure improvements, and affordable
housing, while creating jobs, housing, and a vibrant community.
(b)
Role of the Port. Within the SUD, certain open space properties are subject to the
jurisdiction of the Port of San Francisco. The Developer will develop, operate and maintain the public
parks and open spaces subject to the Public Trust in accordance with a lease with the Port. A copy of
the lease with the Port is on file with the Clerk of the Board of Supervisors in Board File No. 200217.
(c)
Relationship to Other Planning Code Provisions. Applicable provisions of the
Planning Code shall control except as otherwise provided in this Section 249.87. If there is a conflict
between other provisions of the Planning Code and this Section 249.87, this Section 249.87 shall
prevail.
(d)
Relationship to Design for Development. The Design for Development, adopted by the
Planning Commission by Motion No. 26038 on January 30, 2020, and as may be periodically amended,
sets forth design and land use standards and guidelines applicable within the SUD. A copy of the
Design for Development is on file with the Clerk of the Board of Supervisors in Board File No. 200040 .
Any capitalized term in this Section 249.87, and not otherwise defined in this Section or elsewhere in
the Planning Code shall have the meaning ascribed to it in the Design for Development. This Section,
remainder of the the Planning Code, and the Design for Development shall be read and construed
together so as to avoid any conflict to the greatest extent possible. If there is a conflict between the
Design for Development and either this Section or the remainder of the Planning Code, this Section or
the other provision of the Planning Code shall prevail. Subject to Section 249.87(c), if a later
amendment to any provision of the Planning Code, including this Section 249.87, results in a conflict
with the Design for Development, such amended Planning Code provision shall prevail. Amendments to
the Design for Development may be made by the Planning Commission, but if there is a conflict
between an amendment to the Design for Development and this Section or the remainder of the
Planning Code, as applicable, this Section or other provision of the Planning Code shall prevail unless
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and until such time as this Section or the remainder of the Planning Code is amended to be consistent
with the amendment to the Design for Development.
(e)
Relationship to the Development Agreement. This Section 249.87 shall be read and
construed consistent with the Development Agreement, and all development within the Project Site that
is subject to the Development Agreement shall satisfy the requirements of the Development Agreement
for so long as the Development Agreement remains in effect.
(f)
Definitions. For purposes of this Section 249.87, the following definitions shall apply.
If not expressly superseded by definitions set forth in this subsection (f), all definitions of the Planning
Code shall apply.
“Apparent Face, Maximum” means the maximum length of any unbroken plane of a given
building elevation.
“Base (Podium)” means the lower portion of a midrise or highrise tower that extends vertically
to a height of up to 90 feet.
“Bicycle Cage / Storage Room” means a location that provides bicycle storage within an
enclosure accessible only to building residents, non-residential occupants, and employees.
“Block” means an area of land bounded by public or private Right-of-Way and/or park.
“Building” has the same meaning as “Building Project.”
“Building Project” means the construction of a building or group of buildings undertaken as a
discrete project distinct from and not a part of the overall Project.
“Building Standards” means the standards applicable to Building Projects and any associated
privately-owned open spaces within the SUD, consisting of the standards specified in subsection (h)
below and the standards and guidelines identified as such in the Design for Development. It does not
mean Building Code requirements under either the California, the San Francisco, or the Port Building
Codes, which this Section 249.87 and the Design for Development do not override.
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“Cart” means a mobile structure used in conjunction with food service and/or retail uses, that
operates intermittently in a publicly accessible open space, and that is removed daily from such open
space during non-business hours.
“City” means the City and County of San Francisco.
“Community Facility” has the meaning as set forth in Planning Code Section 102 as amended
from time to time, except that it also includes transit support facilities.
“Corner” means the first 30 feet extending from the intersection of two right-of-ways or a right-
of-way and an open space along the Frontage of a building.
“Design for Development” means the Potrero Power Station Design for Development adopted
by Planning Commission Motion No. 26038, as may be amended from time to time. The Design for
Development is incorporated into this Section 249.87 by reference.
“Developer” means the California Barrel Company, LLC, a Delaware limited liability
company, or its successor(s).
“Development Agreement” means the Development Agreement by and between the City and the
Developer, relative to the Project, approved by the Board of Supervisors by the ordinance in Board
File No. 200040, as the Development Agreement may be amended from time to time.
“Floorplate” means the gross area of a given floor of a building as bounded by the exterior
walls of a floor, without any exclusions or deductions otherwise permitted under the definition of Gross
Floor Area.
“Frontage” means the vertical exterior face or wall of a building and its linear extent that is
adjacent to or fronts on a street, right-of- way, or open space.
“Gross Floor Area” has the meaning set forth in Planning Code Section 102 for C-3 districts,
except that the following exemptions from that definition shall not apply to any new construction, and
shall apply only to existing buildings on the Project Site that are rehabilitated or reused as part of the
Project such as Unit 3 or Station A: (1) ground floor area devoted to building or pedestrian circulation
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and building service, and (2) space devoted to personal services, restaurants, and retail sales of goods
intended to meet the convenience shopping and service needs of area workers and residents, not to
exceed 5,000 occupied square feet per use and, in total, not to exceed 75% of the area of the ground
floor of the building plus the ground level, on-site open space.
“Kiosk” means a structure that is set upon the ground and is not attached to a foundation, such
as a shipping container, trailer, or similar structure, from which food service and/or retail business is
conducted. A Kiosk operates in a publicly accessible open space, and remains in place until the
business operation is terminated or relocated.
“Major Modification” means a deviation of 10% or more from any dimensional or numerical
standard in the Planning Code, including in this Section 249.87 or in the Design for Development,
except as explicitly prohibited per subsection (k) below.
“Micro-Retail” means Retail Sales and Service Uses that are 1,000 gross square feet or
smaller.
“Mid-Block Alley” means a publicly-accessible alley that runs the entire length of the Block,
generally located toward the middle of the subject Block, and perpendicular to the subject Frontage,
and connecting to any existing streets and alleys. A Mid-Block Alley may be open to both pedestrian
and vehicular traffic, and must have at least 60% of the area of the alley open to the sky.
“Mid-Block Passage” means a publicly-accessible passage that runs the entire length of the
building, generally located toward the middle of the subject Block, perpendicular to the subject
Frontage, or diagonal across the Block, and connecting to any existing streets and alleys. A Mid- Block
Passage is accessible only to pedestrians and may be completely covered.
“Minor Modification” means a deviation of less than 10% from any dimensional or numerical
standard in the Planning Code, including in this Section 249.87 or in the Design for Development,
except as explicitly prohibited per subsection (k) below, or any deviation from any non-numerical
standard in the Design for Development. Minor Modification also includes a deviation of greater than
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10% resulting from changes to the following Planning Code sections enacted after the Effective Date of
the Development Agreement: the car share parking requirements per Section 166; freight loading
requirements per Section 154; bicycle parking requirements per Section 155; and shower and locker
requirements of Section 155.4, if the aforementioned deviations are commensurate with avoiding (1)
displacement of any required ground floor uses (including PDR) per subsection (g)(8), (2)
displacement of building or mechanical service areas necessary for the operation of the building, or (3)
a new obligation that would require the construction of a subsurface floor that would otherwise not be
constructed.
“Privately-Owned Community Improvement” means those facilities and services that are
privately-owned and privately-maintained, at no cost to the City (other than any public financing set
forth in the Financing Plan, Exhibit C to the Development Agreement), for the public benefit, but not
dedicated to the City. Privately-Owned Community Improvements include certain pedestrian paths,
alleys (such as Craig Lane), storm drainage facilities, open spaces, and community or recreation
facilities to be built on land owned by the Developer, or on land owned by the City subject to the
appropriate permits.
“Project” means the Potrero Power Station Mixed-Use Project.
“Project Site” means the approximately 29-acre site comprised of the various subareas shown
on Figure 249.87-1 that is within the Special Use District.
“Projection” means a part of a building surface that extends outwards from the primary façade
plane. Projections may include balconies, bay windows, and other architectural features. Projections
may extend into the building Setback or the public Right-of-Way. A Projection that extends into the
public right-of-way is also an Encroachment.
“Public Trust” refers to tidal and submerged lands subject to the jurisdiction of the Port and
held in trust for the common use by the people for commerce, navigation, and fisheries.
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“Setback” means the required or actual distance between the vertical edges of a building above
a specified height, or between the vertical edge of a building and the property line. The Setback may
either start at grade creating an open space between the property line and the primary built structure,
or it may start above a specified height for the purpose of bulk reduction in the mass of the building.
The ground area created by a Setback imposed at the ground floor level may be dedicated for public
use or may be private space between the public Right-of-Way and the building mass.
“Social Spaces” means areas that are communal and shared within a building used by building
users, such as fitness rooms, workshops for hands-on projects and to conduct repairs, leasing offices,
shared kitchens, resident libraries or reading rooms, community rooms, children’s playrooms and
classrooms, which may also serve as general assembly rooms, communal kitchens, conference rooms,
employee break rooms, and waiting areas.
“Streetwall” means a continuous façade of a building and/or buildings along a street Frontage.
“Transparent Frontage” means the condition in which glass, glazing, a window, or other
building feature allows visibility into the building interior. “Transparent Frontage” does not include
heavily tinted or highly mirrored glass.
“Upper Building (Tower)” means the portion of a midrise or highrise tower above the Base.
(g)
Uses.
(1)
Potrero Power Station Special Use District Zoning Designations. As shown on
the Zoning Map, the Potrero Power Station Special Use District is coterminous with the Potrero Power
Station Mixed Use District (PPS-MU), and the Public Trust Property zoned Public (P). This Special
Use District in Section 249.87 and other Sections referenced herein establish all zoning controls for the
PPS-MU district.
(2)
Permitted Uses. The following Uses set forth in Table 249.87-1: Potrero Power
Station Land Uses shall be permitted within the different Blocks of the SUD shown in Figure 249.87-1,
where P means Permitted Use and NP means Non-permitted Use.
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Figure 249.87-1 Potrero Power Station Land Use Plan
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Table 249.87-1: Potrero Power Station Land Uses*
Power
Station
Blocks
Reside
ntial
Uses
Institutio
nal
Uses
Retail
Sales and
Service
Uses
Non-
Retail
Sales
and
Service
(includi
ng
Office
Uses)
Entertain
ment,
Arts, and
Recreatio
n Uses
PDR
Uses
Laborator
yUses
Life
Science
Uses
Utility and
Infrastructur
eUses
Parking
Garage,
Public
Block 1
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(5)
NP
NP
NP(12)
P(14)
Block 2
NP
P(1)
P(2)(7)(16)
P(13)
P(3)(9)
P(5)
P(13)
P(13)
NP(12)
NP
Block 3
NP
P(1)
P(2)(7)(16)
P(13)
P(3)(9)
P(5)
P(13)
P(13)
NP(12)
NP
Block 4
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(5)
NP
NP
NP(12)
NP
Block 5
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(4)
NP
NP
NP(12)(6)
P(14)
Block 6
Block Omitted from Land Use Plan
Block 7
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(5)
NP
NP
NP(12)
NP
Block 8
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(5)
NP
NP
NP(12)
NP
Block 9
P
P(1)
P(10)(16)
P(8)
P(3)(11)
P(5)
NP
NP
NP(12)
NP
Block 10
Block Omitted from Land Use Plan
Block 11
NP
P(1)
P(2)(7)(16)
P(13)
P(3)(9)
P(4)
P(13)
P(13)
NP(12)
NP
Block 12
NP
P(1)
P(2)(7)(16)
P(13)
P(3)(9)
P(4)
P(13)
P(13)
NP(12)
NP
Block 13
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(4)
NP
NP
NP(12)(6)
P(14)
Block 14
P
P(1)
P(2)(7)(16)
P(8)
P(3)(9)
P(5)
NP
NP
NP(12)
NP
Block 15
NP
P(1)
P(2)(7)(16)
P(13)
P(3)(9)
P(5)
P(13)
P(13)
NP(12)
NP
The
Stack
NP
NP
P(2)(16)
NP
P(3)
NP
NP
NP
NP(12)
NP
Public
and
Private
Open
Space
NP
NP
P(15)
NP
NP
NP
NP
NP
NP
NP
Notes:
* This Special Use District shall not become operative as to Block 13, Block 14, and a portion of Block
1, until the occurrence of a specified condition set forth in Section 6 of the ordinance in Board File No.
200039, enacting this Section 249.87.
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(1) Hospital is NP. P at basement, ground floor, and mezzanine only for majority Residential buildings;
provided that Residential Care Facility and Child Care Facility are permitted on all floors.
(2) Hotel is NP.
(3) Livery Stables are NP.
(4) Automobile Assembly, Agricultural and Beverage Processing 1, Arts Activities, Business Services,
Catering, Light Manufacturing, Metal Working, Trade Shop, Wholesale Sales are P at the basement
level, ground floor, 2nd floor, and mezzanine only. Other PDR Uses are NP.
(5) Agricultural and Beverage Processing 1, Light Manufacturing, Arts Activities, Business Services,
Catering, Trade Shop Wholesale Sales are P at the basement level, ground floor, 2nd floor, and
mezzanine only.
(6) Public Utility Yard and Storage Yards are P.
(7) P at the basement level, ground floor, mezzanine, and 2nd floor only; on Blocks 2, 3, 11, 12, and 15,
and Block 9 if Block 9 is majority non-residential, Bar, Tourist Oriented Gift Store, Specialty Grocery,
Gym, Liquor Store, Limited Restaurant, General Restaurant, Instructional Service, and Retail Personal
Service Uses are P on rooftops; other Retail Uses are NP on rooftops.
(8) P at the basement level, ground floor, and mezzanine only.
(9) P at the basement level, ground floor, mezzanine, and 2nd floor; on Blocks 2, 3, 11, 12, and 15, and
Block 9 if Block 9 is majority non-residential, Arts Activities, General Entertainment, Nighttime
Entertainment, Open Recreation Area, Outdoor Entertainment, and Passive Outdoor Recreation Uses
are P on rooftops; other Entertainment, Arts, and Recreation Uses are NP on rooftops.
(10) Hotel is P. Bar, Tourist Oriented Gift Store, Specialty Grocery, Gym, Liquor Store, Limited
Restaurant, General Restaurant, Instructional Service, and Retail Personal Service Uses are P on
rooftops; other Retail Uses are NP on rooftops. Only one rooftop bar shall be permitted on Block 9. If
building is majority Residential, P at the basement level, ground floor, mezzanine, 2nd floor and 3rd
floor only.
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(11) If building is majority non-residential, P on all floors and rooftop, provided that only Arts
Activities, General Entertainment, Nighttime Entertainment, Open Recreation Area, Outdoor
Entertainment, and Passive Outdoor Recreation Uses P on rooftops; other Entertainment, Arts, and
Recreation Uses are NP on rooftops. If building is majority Residential, P at the basement level,
ground floor, mezzanine, 2nd floor, and 3rd floor only.
(12) Wireless Telecommunications Services (WTS) Facility, Macro and Wireless Telecommunications
Services (WTS) Facility, Micro are P.
(13) Consistent with the Phasing Plan of the Development Agreement, one or more of Blocks 2, 3, 11,
12, or 15 must be deed restricted for Life Science/Laboratory Uses.
(14) Up to one District Parking Garage is permitted but not required and may be located only on
Blocks 1, 5, or 13. The maximum amount of parking that may be located in the Garage is subject to the
parking maximums for the Project as built, less the amount of parking that is developed in each
individual building. The maximum height of the Parking Garage shall be 90 feet. The rooftop of the
District Parking Garage shall be used as a publicly accessible recreational sports field.
(15) Only Carts and Kiosks permitted.
(16) Self Storage Uses are conditionally permitted.
(3)
Temporary Uses. Temporary Uses are permitted consistent with Planning Code
Sections 205.1 through 205.4, subject to the following:
(A)
Temporary Uses listed in Section 205.1(d) may be authorized for a period
of up to 180 days. Retail Sales and Service Uses as well as Entertainment, Arts, and Recreation Uses
that are permitted as a principal Use pursuant to Table 249.87-1 may be authorized for a period of up
to 180 days as a Temporary Use.
(B)
Temporary uses listed in Section 205.3 may be authorized for a period up
to 72 hours per event for up to 12 events per year.
(C)
Carts may be permitted as Temporary Uses pursuant to Section 205.4.
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(4)
Carts and Kiosks. Any approved Carts and Kiosks shall only be permitted in the
numbers reflected in Table 249.87-2, shall not block accessible paths of travel or areas for Emergency
Vehicle Access, and shall have a footprint of 200 square feet or less. Kiosks are permitted in the same
manner as other permanent uses.
Table 249.87-2 Standards for Location of Carts and Kiosks
USE/LOCATION
LOUISIANA
PASEO
POWER
STATION
PARK
HUMBOLDT
STREET PLAZA
BLOCK 9
OPEN
SPACE
STACK
PLAZA
WATERFRONT
PARK
Cart (not larger than 200 square
feet)
Limit of 1 in
this open space
Limit of 2 in this
open space
Limit of 1 in this open
space
Not permitted
Not
permitted
Limit of 3 in this
open space
Kiosk (not larger than 200 square
feet)
Limit of 1 in
this open space
Limit of 1 in this
open space
Limit of 1 in this open
space
Not permitted
Not
permitted
Limit of 1 in this
open space
(5)
Interim Uses. Prior to completion of the Project, certain interim uses may be
authorized for a period not to exceed five years by the Planning Director, without a public hearing if
the Planning Director finds that such Interim Use will not impede orderly development consistent with
this Section 249.87, the Design for Development, and the Development Agreement. Any authorization
granted pursuant to this subsection 249.87(g)(5) shall not exempt Applicant from obtaining any other
permit required by law. Additional time for such uses may be authorized upon a new application for
the proposed Interim Use. Permitted Interim Uses shall include, but are not limited to:
(A)
Retail Sales and Services;
(B)
Entertainment, Arts, and Recreation, including but not limited to
temporary art installations, exhibits, and sales, recreational facilities and uses (such as play and
climbing structures and outdoor fitness classes), and temporary structures to accommodate events
(such as stages, seating, and support facilities for patrons and operations);
(C)
Public and Private Parking Lots, if accessory to other permitted,
temporary, or interim uses;
(D)
PDR;
(E)
Educational activities, including but not limited to after-school day camp
and activities;
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(F)
Site management service, administrative functions, and customer
amenities and associated loading;
(G)
Rental or sales offices incidental to new development; and
(H)
Trailers, recreational vehicles, or other temporary housing for
construction workers, seasonal labor, or other workforce employment needs.
(6)
Outdoor Activity Areas.
(A)
Outdoor Activity Areas as defined in Section 102 are permitted.
(B)
Waterfront Outdoor Food Service Areas. Permanent, semi-permanent
and movable furnishings such as tables, chairs, umbrellas, heat lamps, and fire pits for eating and
drinking use shall be permitted on the east side of the buildings constructed on Blocks 4 and 9. The
shaded areas in Figure 249.87-2 indicate potential locations for this use. Food service areas must
remain clear of the Blue Greenway at all times. Within these areas, up to 60% of the area may be
reserved for exclusive use by eating and drinking establishments during business hours. This reserved
area may be contiguous. The remainder of these areas shall also feature similar seating amenities,
shall be open to the public and shall not require patronage of any eating and drinking establishment.
Public seating should be of high quality and differentiated from reserved seating at adjacent eating and
drinking establishments. Signage shall be provided to clearly indicate that public seating is open to the
public without having to patronize the eating and drinking establishment.
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Figure 249.87-2 Waterfront Park Outdoor Food Service Areas
(7)
Nonconforming Uses. Nonconforming uses and structures may be continued
and are otherwise subject to Sections 181-183 and 188 of the Planning Code.
(8)
Ground Floor Use Requirements. Within this SUD, only the ground floor
controls contained in the SUD shall apply. Ground Floor Uses shall be consistent with Section 145.1,
subject to the following:
(A)
Active Uses: Consistent with subsection (g)(8)(C), only the following
Uses shall be considered an active uses: Retail Sales and Service Use; PDR Use; Institutional Use;
Entertainment, Arts, and Recreation Use; Non-Retail Sales and Service Use; and Residential Use; and
Lobbies up to 40 feet in width or 25% of building frontage, whichever is larger. With the exception of
Blue Greenway
Blue Greenway
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space for parking and loading access, building egress, and access to mechanical systems, space for
active uses must be provided within the first 25 feet of building depth on the ground floor for 100% of
the shaded Active Use, Priority Retail, and Priority PDR Frontage zones identified in Figure 249.87-3,
unless specified otherwise in subsection (g)(8)(C).
(B)
Active Uses for Active Lane Frontages. In addition to the active uses
permitted under subsection (g)(8)(A), the following shall be considered an active uses for areas shown
as Active Lane Frontages in Figure 249.87-3: building insets of at least 4 feet in depth at the ground
floor for pedestrian amenities, including permanent, semi-permanent, and movable furnishings such as
tables, chairs, umbrellas; and Public Art, such as a wall mural, at least 15 feet in height measured from
ground level.
(C)
Active Use Requirements:
(i)
Non-Retail Sales and Service Use and any accessory mail rooms
and bicycle storage rooms that have direct access to the street or lobby space (whether accessory to
Residential, Office or any other use) may collectively occupy up to a maximum of 50% of the building
Frontage.
(ii)
Non-Retail Sales and Service Use and Institutional Use shall
provide Social Spaces (as defined in this Section 249.87).
(iii)
Dwelling Units shall have direct access to a street or public open
space.
(iv)
Micro-Retail Uses shall be provided within the first 10 feet of
building depth.
(v)
Social Spaces, including those provided pursuant to subsection
(g)(C)(ii) shall be provided within the first 15 feet of building depth, at the front of the space, and
oriented toward the street.
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(vi)
Within Priority Retail Frontage zones, a minimum of 50% of the
active uses shall be Retail Sales and Service Uses to a depth of 40 feet.
(vii)
Within Priority PDR Frontage zones, a minimum of 75% of the
active uses shall be PDR Uses to a depth of 40 feet, except that if Childcare and/or Community
Facilities are provided within the subject Priority PDR Frontage(s), then a minimum of 50% of the
active uses shall be limited to PDR uses.
(viii)
Within Active Lane Frontages, a minimum of 20% of the
Frontage shall contain Active Uses for Active Lane Frontages as described in subsection
(g)(8)(B) of this SUD.
(ix)
Within Active Corners, as shown in Figure 249.87-3, only the
following active uses are permitted for a minimum of 30 feet of the Frontage from each corner: (1)
Retail Sales, and Service Use; (2) Entertainment, Arts, and Recreation Use; and (3) Community
Facility Use.
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Figure 249.87-3: Ground Floor Uses
(h)
Building Standards. Building Standards shall be as follows, unless modified in
accordance with subsection (k) below.
(1)
Dwelling Unit Density. There shall be no residential density limit or maximum
floor area ratio within the SUD.
(2)
Required Residential Dwelling Unit Mix.
(A)
No less than 30% of the total number of proposed dwelling units in each
building or phase in a Development Phase Approval shall contain at least two bedrooms. Any fraction
resulting from this calculation shall be rounded to the nearest whole number of dwelling units.
(B)
No less than 10% of the total number of proposed dwelling units in each
building or phase in a Development Phase Approval shall contain at least three bedrooms. Any fraction
resulting from this calculation shall be rounded to the nearest whole number of dwelling units. Units
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counted towards this requirement may also count towards the requirement for units with two or more
bedrooms as described in subsection (A) above.
(C)
The dwelling unit mix requirement in this subsection (h)(2) shall not
apply to buildings for which 100% of the Residential Uses are: Group Housing, Dwelling Units that
are restricted to a maximum sales or rental price that is affordable to households earning 150% of
Area Median Income or less for Owned Units and 130% of Area Median Income for Rental Units,
Single Room Occupancy (SRO) Units, Student Housing, or housing specifically and permanently
designated for seniors or persons with physical disabilities, including units to be occupied by staff
serving any of the foregoing Residential Uses.
(3)
Building Height Limits.
(A)
Measurement of Height. Building heights are to be measured from the
highest point of finished grade along the property line of the parcel on which the building is located, up
to the highest point of the uppermost structural slab in the case of a flat roof; or up to the average
height of the rise in the case of a pitched or stepped roof, or similarly sculptured roof form.
(B)
Maximum Building Height. For purposes of the SUD, the height limits
shall be as set forth in Section Map HT08 of the Zoning Map and as further limited and detailed in
Figure 249.87-4: Building Height Maximums, and as further governed by this Section 249.87. The
following rooftop elements may project above given height limits without regard to horizontal area
with the condition that:
(i)
On rooftops between 45 feet and 100 feet in height, rooftop
elements greater than four feet in height must be set back at a minimum ratio of 1.2 feet in a horizontal
dimension from the roof edge for every one foot that they exceed the maximum height limit;
(ii)
On Upper Building rooftops, mechanical features must be
screened or enclosed;
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(iii)
Enclosed structures designed for human occupancy may not
exceed 25% of the total roof area of a building (including roof areas of the same building at different
elevations);
(iv)
The sum of the horizontal areas of the following rooftop elements
may not exceed 40% of the total horizontal area of the roof of the building, and may project for the
number of feet above the permitted height limit as follows:
a.
Elevator, stair and mechanical penthouses, and other
mechanical equipment and appurtenances necessary to the operation or maintenance of the building or
structure itself, such as chimneys, ventilators, plumbing vent stacks, and/or cooling towers together
with visual screening for any such features, all up to 20 feet in height. Elevators, stair and mechanical
penthouses may exceed 20 feet in height as required by the California Code of Regulations.
b.
On the roof of majority Residential buildings, structures
related to the recreational use of the rooftop (e.g. greenhouses, sheds for the storage of furniture or
equipment, hot tub enclosures, changing rooms, etc.) up to 16 feet in height.
c.
On the roof of majority non-residential buildings, Retail
structures up to 16 feet in height containing one or more of the uses permitted in Table 249.87-1. Any
enclosed space for these uses shall not exceed 5,000 square feet of Gross Floor Area and, other than on
Block 9, shall be accompanied by one square foot of Publicly Accessible Open Space for each square
foot of Gross Floor Area.
d.
Enclosed restrooms up to 10 feet in height.
(v)
On buildings that contain majority Laboratory Use, mechanical
features necessary to building operations related to Laboratory facilities may exceed 40% of the
horizontal area of the roof provided they do not contain space for human occupancy;
(vi)
The following rooftop elements may project above given height
limits without regard to horizontal area:
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a.
Non-occupied architectural features, including non-
permeable wind screens, up to 10 feet in height on buildings between 45 and 100 feet (with a minimum
Setback of five feet from the roof edge) and up to 20 feet on Upper Buildings above the maximum
permitted building height, except on Block 7, where these features may extend up to 10% vertically
above the maximum permitted building height;
b.
Unenclosed structures related to unroofed publicly
accessible recreation facilities, such as sports fields and swimming pools, including lighting required
for the nighttime enjoyment of rooftop fields, all up to 60 feet in height, and/or fencing, goal boxes and
other sports equipment, netting or other semi-transparent enclosure necessary for the safe enjoyment of
unroofed recreation facilities, all up to 30 feet in height;
c.
Furniture and other unenclosed features intended to allow
for the habitable use of the rooftop, including, but not limited to tables, chairs, umbrellas, lighting,
canopies, lattices, sunshades, and trellises, all up to a height of 10 feet;
d.
Photovoltaic panels;
e.
Equipment and appurtenances necessary to Living Roofs
as defined in Planning Code Section 149;
f.
Wireless Telecommunications Services Facilities and
other antennas, dished and towers and related screening elements;
g.
Landscaping features, with a maximum height of 48 inches
for planters or other non-plant materials;
h.
Trees and plants;
i.
Decking, up to three feet in height;
j.
Flagpoles and flags;
k.
Cranes, scaffolding and batch plants erected temporarily
at active construction sites; and
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l.
Railings, parapets and catwalks, up to four feet in height.
(vii)
Permitted above-grade pedestrian connections for Turbine Plaza.
(C)
Height of Existing Structures. The existing heights for Unit 3 (131 feet)
and the Stack (300 feet) are permitted. In the event that the Stack collapses or is otherwise damaged
beyond repair, permitted heights shall be those applicable to open space. Should Unit 3 be demolished,
the height limit for Block 9 shall be 125/85 feet, as set forth on Sectional Map HT08 of the Zoning Map
and as further limited and detailed in Figure 249.87-4.
Figure 249.87-4: Building Heights Maximum
(4)
Bulk. The following bulk controls, summarized in Table 249.87-3, apply only to
building heights greater than 145 feet: the Upper Buildings of the midrise towers on Block 1, and the
highrise towers on Blocks 5 and 7. For purposes of this subsection a midrise tower is a building
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between 146 and 180 feet in height and a highrise tower is a building between 181 and 240 feet in
height. Unless otherwise stated, these controls do not apply to Block 15 with or without Station A.
(A)
The maximum average Floorplate of the Upper Building is defined as the
sum of the area of all of the Floorplates of the Upper Building, divided by the number of floors in the
Upper Building.
(B)
The Maximum Plan Dimension of an Upper Building is the greatest plan
dimension parallel to the longest side of the building at any given level of the Upper Building. The
Maximum Diagonal Dimension of an Upper Building is the greatest horizontal distance between two
opposing points at any level of the Upper Building. Maximum Plan and Maximum Diagonal Dimension
do not apply to balconies, cornices, decorative Projections, unenclosed building elements, or other
unenclosed obstructions permitted by Planning Code Section 136.
(C)
The Maximum Apparent Face shall be a maximum of 120 feet of the
Upper Building. The Maximum Apparent Face shall be offset with a change in plane of at least five feet
in depth. This change in plane must be accompanied by a change in height of the roof form (which may
be a reduction or increase in the height of the roof screen) of at least five feet and/or a change in
material. The required change in plane may occur by curving the face of the building.
(D)
For buildings with curved façades, on those portions of the façade that
are curved, the Maximum Apparent Face shall be measured as the plan dimension between the end
points of each arc. If the building is a circle or ellipse, the Maximum Apparent Face shall be measured
as the longest diameter of the circle or ellipse.
(E)
For Block 15 without Station A, the building above the 65-foot setback
shall achieve a 15% average reduction in square footage for all floors. The reduction shall apply
relative to a baseline floorplate of 47,089 square feet (i.e. the footprint of Station A) for construction
up to 145 feet and a baseline floorplate of 24,955 square feet for construction between 145 feet and 160
feet.
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(F)
Sculpting of Vertical Addition to Station A on Block 15. New
construction of a vertical addition to Station A on Block 15 is subject to the building height maximums
for Block 15 shown on Figure 249.87-4, and shall achieve a 15% reduction in overall exterior volume
for all mass above the existing Station A walls. The reduction shall apply relative to a baseline
floorplate of 47,089 square feet (i.e. the footprint of Station A) for construction up to a height of 145
feet, and a baseline floorplate of 24,955 square feet for construction between 145 feet and 160 feet in
height.
(i)
Assuming the existing Station A walls are an average of 65 feet in
height, the overall volume allowed above shall be calculated as follows:
A
Floorplate up to 145’ x height between Station A
walls and 145’ = volume A
47,089 square feet x 80 feet =
3,767,120 cubic feet
B Floorplate above 145’ x height above 145’ =
volume B
24,955 square feet x 15 feet =
374,325 cubic feet
C A + B = total volume
3,767,120 cubic feet + 374,325 cubic
feet = 4,141,445 cubic feet
D C x 0.85 = maximum buildable volume
4,141,445 cubic feet x 0.85 =
3,520,228 cubic feet
E C x 0.15 = required volumetric reduction
4,141,445 cubic feet x 0.15 =
621,217 cubic feet
(ii)
The 15% reduction may be achieved by providing setbacks, a
Vertical Hyphen, or a combination of these or other sculpting strategies. Where a Vertical Hyphen is
utilized as a design element, it shall be at least 10 feet in depth and at least one story in height
beginning at the height of the cornice of the existing walls of Station A.
(iii)
A project applicant may request and the Planning Director may
grant a waiver from the 15% reduction requirement if the Planning Director determines that new
construction on Block 15 above the height of the Station A walls demonstrates superior design quality
consistent with the provisions of this Section 249.87 and with the following sculpting purposes:
a.
Differentiation in mass from the existing Station A
structure below;
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b.
Reduction in mass to ensure that development on Block 15
does not overwhelm adjacent open spaces and sensitively responds to its immediate context, including
adjacent structures, streets, open spaces, and to the existing walls of Station A itself, and;
c.
Sculpting of the mass with an architectural expression that
distinguishes Block 15 as a high-quality, character-defining element of the site’s urban design.
(iv)
Projections in new construction above the existing Station A walls are
permitted per Planning Code Section 136 for Streets, Alleys, and Useable Open Space, except that such
projections shall be measured from the outer face of the existing Station A wall that faces a street,
alley, or open space.
(v)
To allow for the possibility of a design response that results in a superior
design consistent with the provisions of this Section 249.87, particularly Section 249.87(h)(4)(F)(iii), the
Planning Director may approve projections on the eastern wall of Station A (facing Louisiana Paseo and
Power Station Park) that deviate from Planning Code Section 136 provided that no projection extends
farther than 10 feet beyond the outer face of the existing Station A walls, and projections are limited to
no more than 25% of the square footage of the building face above the existing Station A walls.
Table 249.87-3: Summary of Bulk Controls and Separation Requirements
(5)
Upper Building Separation. The applicable Upper Building separation
requirements shall be as set forth in Table 249.87-3. Separation shall be measured horizontally from
the building face of the subject Upper Building to the nearest building face of the closest Upper
Building, exclusive of permitted obstructions pursuant to Planning Code Section 136.
LOWRISE & MIDRISE
BUILDINGS
(UP TO 145' IN HEIGHT)
MIDRISE TOWER ON BLOCK
(146'-180' IN HEIGHT)
MIDRISE TOWER
ON BLOCK 15
(146'-160' IN HEIGHT)
HIGHRISE TOWERS
ON BLOCKS 5 AND 7
(181’-240’ IN HEIGHT)
UPPER BUILDING BULK CONTROLS
Maximum Average Floorplate
N/A
12,000 gross square feet
See D4D Standard 6.5.1
12,000 gross square
feet
Maximum Plan
N/A
150'
N/A
140'
Maximum Diagonal
N/A
190'
N/A
160'
Maximum Apparent Face
N/A
120'
N/A
120'
Upper Building Separation
N/A
85'
115’
115'
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(6)
Streetwalls. New buildings must provide a Streetwall for at least 65% of each
Frontage from sidewalk grade to the required maximum Streetwall height as established in Figure
249.87-5. The Streetwall requirements of this subsection do not apply to the following:
(A)
Existing buildings on the Project Site that are rehabilitated or reused as
part of the Project (such as Unit 3 or Station A), including additions to such existing buildings;
(B)
Pocket parks that extend at least 10 feet horizontally inward from the
property line; or
(C)
The Frontage of any new building facing Waterfront Park (including
Humboldt Street Plaza), Power Station Park, or Louisiana Paseo, provided that deviations from the
minimum 65% standard shall contribute to differentiated architecture.
(7)
Setbacks. All building mass shall be set back from the building’s Streetwall
above a certain height, as summarized in Figure 249.87-5 and further regulated below.
(A)
Setbacks are not required along Mid-Block Alleys, except that, on
Frontages facing the Mid-Block Alley on Block 13, buildings shall be set back at least 10 feet from the
Streetwall at a height of 70 feet.
(B)
The Setback requirements do not apply to the highrise tower on Block 7.
Instead the highrise tower must be set back at least 15 feet in the horizontal dimension for at least 60%
of the Upper Building’s Frontages along Humboldt Street or Louisiana Paseo.
(C)
Setbacks are not required for the District Parking Garage.
(D)
If the eastern wall of Station A is not retained, at least 60% of the eastern
façade of Block 15 framed by the southern façade of Block 7 and the northern façade of Block 11
should include a volumetric projection of approximately 10 feet in plan from the primary façade of the
building and that is at least 5 stories. The projection must provide a pedestrian passage way between
Louisiana Paseo and Georgia Lane that is no less than 20 feet wide and 30 feet tall. If the projection
reaches the ground floor, it must be permeable and open to pedestrians. Any building constructed
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within the Mid-Block Alley on Block 15 without Station A shall be set back at least five feet from the
eastern and western faces of the building.
Figure 249.87-5: Setbacks
(8)
Rear Yard. There shall be no rear yard requirement within the Potrero Power
Station Special Use District.
(9)
Usable Open Space. Usable open space shall be required for Residential Uses as
follows: For each dwelling unit there shall be: (i) a minimum of 36 square feet of open space if private,
or (ii) 48 square feet of open space if common. For Group Housing or Single Room Occupancy units, the
minimum open space requirements shall be one-third the amount specified in this subsection for a
dwelling unit. Required open space shall be on the same development block as the units it serves. To
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count as usable open space, the area credited on a deck, balcony, porch, or roof must either face a street,
or face or be within an open area per Subsection 249.87(h)(10).
(A)
Common Open Space. All common open space shall have a minimum 10
feet in every horizontal dimension and be unobstructed and open to the sky, except for obstructions
permitted under Planning Code Section 136. Mid-Block Alleys may count as common open space
provided that the Alley does not allow vehicular access. Common Open Space may be publicly accessible.
(B)
Private Open Space. Private open space shall have a minimum dimension
of six feet in every horizontal dimension. Private open space shall be directly accessible from the dwelling
unit it serves.
(10)
Minimum Dwelling Unit Exposure. All dwelling units shall face onto a public or
private right- of-way, or onto an open area, defined as:
(A)
A public street, publicly accessible alley, or Mid-Block Passage (public or
private) at least 20 feet in width that is unobstructed and at least 60% open to the sky;
(B)
An outer court or terrace that is open to a public street, public alley, Mid-
Block Alley (public or private), or public open space and at least 25 feet in width;
(C)
An inner court which is unobstructed (except for obstructions permitted in
Planning Code sections 136(c)(14), (15), (16), (19), and (20)) and is no less than 40 feet in one horizontal
dimension and 25 feet in the other horizontal dimension at the lowest two floors which have dwelling
units facing onto the inner court. The horizontal dimension that is at least 25 feet shall increase five feet
at each subsequent floor;
(D)
For below grade units, an open space at the same grade as the units, that
is no less than 7.5 feet wide in every horizontal dimension, at least 136 square feet in area, and 60%
open to the sky. Such open spaces shall face onto a street, alley or open space. Below grade units shall
be maximum 6 feet below the grade of the street, alley or public open space.
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(11)
Ground Floor Design.
(A)
Ground Floor Height. All non-residential ground floor spaces shall have
a minimum floor-to-floor height of 15 feet as measured from grade. At least 30% of the cumulative PDR
space pursuant to Figure 249.87-3 shall contain floor-to- floor heights of 17 feet.
(B)
Awnings and Canopies. Awnings and canopies must be at least eight feet
above sidewalk grade. Awnings that are more than 100 feet in length must be at least 15 feet above
sidewalk grade. Awnings or canopies that are between eight and 15 feet above sidewalk grade may
project up to 10 feet beyond the building facade (including into the public right of way). Awnings or
canopies that are higher than 15 feet above sidewalk grade may project up to 15 feet beyond the building
facade (including into the public right of way). In no instance shall any awning or canopy project beyond
the width of the sidewalk they cover. Awnings and canopies shall be designed so as not to interfere with
street tree canopy.
(C)
Transparent Frontages. Portions of frontages that contain active uses per
section 249.87(g)(8), other than Residential Units or PDR Uses, shall be fenestrated with transparent
windows and doorways for not less than 60% of the street frontage at between two feet and 12 feet vertical
above grade, and must allow visibility of at least four feet in depth inside of the building. PDR frontages
shall be fenestrated with transparent windows or doors for no less than 50% of the street frontage from
sidewalk grade up to 12 feet vertical above grade, and must allow visibility of at least four feet in depth
inside of the building. The use of dark, mirrored, or opaque glass shall not count toward the required
transparent area. Ground-floor transparent frontage standards shall not apply to historic or adaptively-
reused buildings.
(12)
Maximum Off-Street Parking. The location and design standards for off-street
automobile parking shall be governed by the Design for Development. Off-Street parking is not required
and shall be limited to the following maximum ratios:
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Table 249.87-4: Maximum Off-Street Parking Ratios per Land Use*
Land Use
Off-Street Parking Ratio
Residential
0.6 space: 1 unit
Non-Retail Sales and Service, Industrial, PDR,
Laboratory, or Life Science Uses
1 space: 1,500 gross square feet of Occupied
Floor Area
Hotel
1 space: 16 Hotel guest rooms, plus 1 space
for a hotel manager
General Grocery or Special Grocery Uses
3 spaces: 1,000 gross square feet of Occupied
Floor Area
All Other Uses
No off-street parking permitted
*Pursuant to subsection (n)(4), parking amounts may be greater on a Parcel-by-Parcel basis than
otherwise allowed by Table 249.87-4.
(13)
Signage. All signs shall be defined as described by Article 6 of the San Francisco
Planning Code. The provisions of Section 607.2 (“Mixed-Use Districts”) of the San Francisco
Planning Code applicable to Urban Mixed Use (“UMU”) Districts shall apply such that a sign that is
permitted or prohibited in a UMU District shall likewise be permitted or prohibited in the Potrero
Power Station SUD. All signs shall be defined as described by Article 6 of the San Francisco Planning
Code. Provided further that:
(A)
Concealed Electrical Signage Elements. All electrical signage elements
such as wires, exposed conduits, junction boxes, transformers, ballasts, switches, and panel boxes shall
be concealed from view.
(B)
Portable Signage. Portable signs, such as sandwich boards and valet
parking signs, are permitted and limited to one per business. All portable signage shall be located
within frontage or furnishing zones on sidewalks, or within open spaces fronting the businesses.
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(C)
Temporary Sale or Lease Signs. No permit shall be required for
temporary Sale or Lease Signs. Such signs are permitted only when all of the following criteria are
met:
(i)
No more than two such signs are permitted at any one time on any
building;
(ii)
The area of each sign is no larger than 40 square feet;
(iii)
The height of each sign is no higher than 10 feet;
(iv)
The sign is a wall sign or a window sign;
(v)
The sign is not directly illuminated;
(vi)
The sign indicates the availability of a particular space within the
building on or in which the sign is placed; and
(vii)
The sign directs attention to a space which is available for
immediate sale or lease.
(D)
Signage Along the Waterfront and Power Station Park. Signage for
buildings fronting Power Station Park or the Bay Trail (including the eastern Frontage of Blocks 4, 9,
12 and a portion of 15 directly facing Power Station Park; northern Frontage of Blocks 11 and 12; and
Southern Frontage of Blocks 7 and 8 shall:
(i)
Be 50 square feet or less and its highest point may not reach a
height greater than 35 feet;
(ii)
Consist only of indirect illumination, pursuant to Section 602 of
this Code, including but not limited to halo-style lighting.
(14)
Mid-Block Alleys and Mid-Block Passages.
(A)
Mid-Block Alleys. There shall be a Mid-Block Alley on Block 13. Any Mid-
Block Alley shall:
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(i)
Be located as close to the middle portion of the subject block as possible,
and connect to existing adjacent streets and alleys;
(ii)
Have a minimum width of 20 feet at all points, exclusive of those
obstructions allowed within Setbacks pursuant to San Francisco Planning Code Section 136;
(iii)
Provide public pedestrian access with dual sidewalks each of not less
than six feet in width with not less than four feet minimum clear walking width, unless the alley is
designed as a shared street;
(iv)
Have at least 60% of the area of the Alley open to the sky. Obstructions
permitted within Setbacks pursuant to Planning Code Section 136 may be located within the portion of
the alley or pathway that is required to be open to the sky. All portions of the Alley not open to the sky
shall have a minimum clearance height from grade of 15 feet at all points;
(v)
Provide such ingress and egress as will make the area easily accessible
to the general public;
(vi)
Have appropriate paving, furniture, and other amenities that encourage
pedestrian use;
(vii)
Be landscaped;
(viii)
Have sufficient pedestrian lighting to ensure pedestrian comfort and
safety;
(ix)
Be free of any changes in grade or steps not required by the underlying
natural topography and average grade; and
(x)
Be fronted by Active Lane Uses.
(B)
Mid-Block Passage. There shall be a Mid-Block Passage on Block 15. The
Mid-Block Passage shall:
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///
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(i)
Be located as close to the middle portion of the subject block as possible,
connect to existing adjacent streets and alleys, and can be either perpendicular to the subject Frontage
or diagonal across the Block;
(ii)
Provide publicly accessible east-west access through the entire depth of
Block 15 on the ground floor with at least 20 feet of continuous clear width and 15 feet of continuous
clear height; and may be completely enclosed to facilitate preservation of the existing Station A walls;
and shall be pedestrian only. If Station A is damaged such that 30% or less of the eastern wall
remains, a Mid-Block Alley shall be provided pursuant to the standards set forth in subsection
(h)(14)(A), except that the pathway shall be pedestrian only, and if the pathway is enclosed it shall have
a continuous clear height of 30 feet.
(C)
Relationship to Open Space Requirements. Any non-vehicular portions of such
a Passage or Alley, including sidewalks or other walking areas, seating areas, or landscaping, are
permitted to count toward any open space requirements that include or require publicly accessible
open space on the same block where the Passage or Alley is located.
(i)
Compliance with Article 4 of the Planning Code.
(A)
Inclusionary Housing Requirements. Proposed Building Projects in areas of
the Special Use District that are subject to a Development Agreement shall comply with the affordable
housing requirements of the Development Agreement. Proposed Building Projects in areas of the
Special Use District that are not subject to a Development Agreement shall comply with the affordable
housing requirements as set forth in Section 415.1 et seq. Upon expiration or termination of the
Development Agreement as applied to a portion of the Project Site not yet permitted for construction,
the then-applicable affordable housing requirements of the Planning Code shall apply to that portion of
the Project Site, without reference to the date of any earlier environmental evaluation or development
application.
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(B)
Other Impact Fees. For so long as the Development Agreement remains in effect
with respect to a portion of the Project Site, the developer impact fees payable for any Vertical
Development on that portion of the Project Site will be determined in accordance with the Development
Agreement. Upon expiration or termination of the Development Agreement as applied to a portion of
the Project Site, the then-applicable developer impact fees in the Planning Code shall apply to that
portion of the Project Site.
(j)
Relationship to State or Local Density Bonus Programs. In exchange for the benefits
expressed in the Development Agreement and this Section 249.87, and as set forth in the Development
Agreement, any Building Projects within the SUD shall not be eligible for additional density or
modifications to development standards allowed in any state or local law allowing additional density
or modifications to development in exchange for on-site affordable housing, including but not limited to
the State Density Bonus Law (California Government Code § 65915 et seq), the Affordable Housing
Bonus Program (Planning Code section 206 et seq.), and Planning Code Sections 207.
(k)
Modifications to Building Standards and Use Requirements.
(1)
No Modifications or Variances. No variances, exceptions, modifications or
other deviations from the requirements and standards of the Planning Code, including this SUD, and of
the Design for Development are permitted except through the procedures for granting of Minor and
Major Modifications established in this SUD. No modifications or variances are permitted for
permitted Uses (with the exception of numerical standards related to Ground Floor Uses), maximum
building height, or maximum automobile parking spaces.
(2)
Modification of Other Building Standards and Use Requirements. A
dimensional or numerical standard for Building Standards and Ground Floor Use Requirements may
only be modified as provided in subsections (k)(3) and (k)(4), on a project-by-project basis. In order to
grant a modification, the Director or Commission must find that the proposed modification achieves
equal or superior design quality and public benefit as strict compliance with the applicable standard
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and meets the intent of the SUD and the Design for Development.
(3)
Minor Modifications. The Planning Director may approve a Minor
Modification administratively in accordance with the procedures set forth in subsection (n).
(4)
Major Modifications. The Planning Commission may approve any application
for a Major Modification in accordance with the procedures set forth in subsection (n).
(l)
Development Phase Approval. Consistent with the Development Agreement, the
Developer shall submit Development Phase Plan to the Planning Director for approval, and no
development may be approved within a Development Phase until after the Planning Director issues a
Development Phase Approval. The Development Phase Approval process, as set forth in the
Development Agreement, is to ensure that all Community Improvements and Building Projects within a
Development Phase are consistent with the Development Agreement and this SUD. Planning shall
review Development Phase Applications within 30 days of receipt in order to determine completeness.
If the Planning Director fails to respond within such 30-day period, the Development Phase
Application will be deemed complete. The Planning Director shall act on a Development Phase
Application within 60 days after submittal of a complete Development Phase Application. Changes
proposed by the Planning Department will be reasonably considered by Developer, and changes
proposed by Developer will be reasonably considered by the Planning Department. If there are no
objections, or upon resolution of any differences, the Planning Director shall approve the Development
Phase Application with such revisions, comments, or requirements as may be permitted in accordance
with the terms of the Development Agreement and the Phasing Plan.
(m)
Design Review and Approval. The Planning Department shall approve only those
applications for individual Building Projects that are consistent with a Development Phase Approval.
To ensure that Buildings and Privately-Owned Community Improvements meet the requirements of the
Planning Code, including this Section 249.87, and the Design for Development, an Applicant shall
submit a Design Review Application and receive approval from the Planning Director, or the Planning
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Commission if required, before obtaining any permits for the applicable construction. Standards and
limitations on design review approval are set forth in subsection (n), below. Nothing in this Section
249.87 limits the Charter authority of any City department or commission or the rights of City agencies
to review and approve proposed infrastructure as set forth in the Development Agreement.
(n)
Design Review Applications and Process.
(1)
Applications. Each Design Review Application shall include the documents and
other materials necessary to determine consistency with the Planning Code, including this Section
249.87, and the Design for Development, including site plans, floor plans, sections, elevations,
renderings, landscape plans, and exterior material samples to illustrate the overall concept design of
the proposed buildings. If an Applicant requests a Major or Minor Modification, the application shall
describe proposed changes in reasonable detail, and to the satisfaction of the Planning Director,
including narrative and supporting images, if appropriate, and a statement of the purpose or benefits of
the proposed modification(s).
(2)
Completeness. Planning Department staff shall review the application for
completeness and advise the Applicant in writing of any deficiencies within 30 days of the date of the
application.
(3)
Design Review of Buildings and Privately-Owned Community Improvements.
(A)
Building Pre-Application Meeting. Prior to submittal of a Design
Review Application, the Applicant shall conduct a minimum of one pre-application public meeting. The
meeting shall be conducted at, or within a one-mile radius of, the Project Site, but otherwise subject to
the Planning Department’s pre-application meeting procedures, including but not limited to the
submittal of required meeting documentation. A Planning Department representative shall be invited to
such meeting.
(B)
Parks and Open Space Outreach. Prior to the Planning Department’s
approval of any Design Review Application for any parks or open space within the Power Station park
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system, the Applicant shall conduct a minimum of two community meetings; additional meetings may be
required at the discretion of the Planning Director. The meetings shall be conducted at, or within a
one-mile radius of, the Project Site, but otherwise subject to the Planning Department’s pre-application
meeting procedures, including but not limited to the submittal of required meeting documentation. A
Planning Department representative shall be invited to such meetings.
(C)
Design Review Process. Following submittal of the Design Review
Application, upon a determination of completeness, Planning Department staff shall conduct design
review and prepare a staff report determining compliance with this Section 249.87, the Planning Code,
and the Design for Development, including a recommendation regarding any modifications sought.
The staff report shall be delivered to the Applicant and any third parties requesting notice in writing,
shall be kept on file, and shall be posted on the Department’s website for public review, within 60 days
of the determination of completeness. If Planning Department staff determines that the design is not
compliant with this Section 249.87, the Planning Code, or the Design for Development, the Applicant
may resubmit the Application, in which case the requirements of this subsection (n) for determination
of completeness, staff review and determination of compliance, and delivery, filing, and posting of the
staff report, shall apply anew.
(4)
Off-Street Parking. Design Review Applications for Buildings shall include the
requested number of off-street parking spaces sought for the Building. It is the intent of Section 249.87
that at full build-out of all Parcels in the SUD, the total number of off-street parking spaces within the
SUD shall not exceed the applicable maximum parking ratios specified in Table 249.87-4. The
maximum parking ratios shall not apply to individual Buildings or Parcels, but shall be considered
cumulatively for the Buildings within the SUD as a whole, as set forth in the Development Agreement.
In the event an individual Building results in parking that exceeds the applicable maximum parking
ratios for the then cumulative development on the Project Site, the excess parking shall not be put into
operation and shall be excluded from the available parking supply until such time as additional
Mayor Breed; Supervisor Walton
BOARD OF SUPERVISORS
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development within the Project Site occurs and the then applicable maximum parking ratios no longer
are exceeded. Each application shall include both the individual request for off-street parking related
to the specific location and the cumulative number of off-street parking spaces previously approved.
(5)
Approvals and Public Hearings for Buildings and Privately-Owned
Community Improvements.
(A)
Buildings and Privately-Owned Community Improvements Seeking No
Modifications. Within 10 days after the delivery and posting of the staff report on the Design Review
Application, the Planning Director shall approve or disapprove the design based on its compliance
with the Planning Code, including this Section 249.87, the Design for Development, and the General
Plan. If the Design Review Application is consistent with the numeric standards set forth in this
Section 249.87 and the Design for Development, the Planning Director’s discretion to approve or
disapprove the Design Review Application shall be limited to the Application’s consistency with the
non- numeric elements of the Design for Development and the General Plan. Prior to approval of a
Design Review Application for any building and/or Privately-Owned Community Improvement that is
200 feet or more in height, or for the rehabilitation and development of Station A on Block 15 or of
Unit 3 on Block 9, the Planning Director shall refer the Design Review Application to the Planning
Commission for an informational hearing. Such informational hearing shall consider any pedestrian
bridge proposed for attachment to Station A, regardless of whether such bridge is initially proposed as
part of the Station A building or an adjacent building that proposes a bridge that would ultimately
connect to Station A. In accordance with San Francisco Administrative Code Section 71.5, any Mills
Act contract would also require approval by the Historic Preservation Commission.
(B)
Buildings and Privately-Owned Community Improvements Seeking
Minor Modifications. Within 10 days after the delivery and posting of the staff report on the Design
Review Application including a Minor Modification, the Planning Director, shall approve or
disapprove any Minor Modification based on its compliance with the Planning Code, including this
Mayor Breed; Supervisor Walton
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Section 249.87, the Design for Development, and the General Plan. Notwithstanding any other
provisions of this Section 249.87, the Planning Director may, at his or her discretion, refer any
Application that proposes a Minor Modification to the Planning Commission if the Planning Director
determines that the proposed Modification does not meet the intent of the Design for Development or
the SUD.
(C)
Buildings and Privately-Owned Community Improvements Seeking
Minor or Major Modifications. If an application for Design Review seeks one or more Major
Modifications, or if a Design Review Application that proposed a Minor Modification is otherwise
referred to the Planning Commission, the Planning Commission shall calendar the item for a public
hearing, subject to any required noticing. The Planning Commission’s review shall be limited to the
proposed Major Modification or the modifications referred by the Planning Director for failure to meet
the Design for Development standards. The Planning Commission shall consider all comments from the
public and the recommendations of the staff report and the Planning Director in making a decision to
approve or disapprove the Design Review Application, including the granting of any Major
Modifications.
(D)
Notice of Hearings. In addition to complying with the notice
requirements of the Brown Act and the Sunshine Ordinance, notice of Planning Commission hearings
shall be provided as follows:
(i)
by mail not less than 20 days prior to the date of the hearing, to
the Applicant, to residents within 300 feet of the exterior boundaries of the property that is the subject
of the application, using for this purpose the names and addresses as shown on the citywide assessment
roll in the Office of the Tax Collector, and to any person who has requested such notice; and
(ii)
by posting on the subject property not less than 10 days prior to
the date of the hearing.
///
Mayor Breed; Supervisor Walton
BOARD OF SUPERVISORS
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(o)
Building Permits. Each building permit application submitted to the Department of
Building Inspection for Buildings shall be forwarded to the Planning Department. The applicable
department shall review the building permit application for consistency with the authorizations granted
pursuant to this Section 249.87. For improvements to be built upon Port property, the Chief Harbor
Engineer shall review all permit applications on behalf of the Port.
(p)
Change of Use. No building permit may be issued for any building and/or Privately-
Owned Community Improvement or for a Certificate of Occupancy or Certificate of Temporary
Occupancy that would authorize a new use unless the Planning Department determines such permit or
Certificate is consistent with the controls in this Section 249.87. Upon expiration or termination of the
Development Agreement, any new development, other than replacement of what was built under the
Development Agreement, shall require a conditional use approval under Section 303 of this Code.
(q)
Discretionary Review. No requests for discretionary review shall be accepted by the
Planning Department or heard by the Planning Commission for any Building in the SUD.
(r)
Waiver of Planning Code Section 138.1. The streetscape design set forth in the Design
for Development attached to the Development Agreement shall set forth sufficient standards for
pedestrian and streetscape improvements for so long as the Development Agreement remains in effect.
(s)
Compliance with Planning Code Section 169. The TDM provisions included in the
Development Agreement shall govern in this SUD.
(t)
Operative Date for the PG&E Sub-Area. The zoning controls expressed in this Section
249.87 shall not become operative as to the PG&E Sub-Area, as shown on Map 249.87-1, or any
portion thereof, until a Notice of Joinder to the Development Agreement approved by the Board of
Supervisors in Board file No. 200040 has been recorded, or until the PG&E Sub-Area, or any portion
thereof, is conveyed to the Developer. Copies of the Development Agreement, including a form of the
Notice of Joinder, and a legal description of the PG&E Sub-Area are on file with the Clerk of the
Board of Supervisors in Board File No. 200040.
Mayor Breed; Supervisor Walton
BOARD OF SUPERVISORS
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Map 249.87-1
Section 3. The Planning Code is hereby amended in accordance with Planning Code
Section 106 by revising Sectional Map ZN[08], Height Map HT[08], and Special Use District
Map SU[08] of the Zoning Map, as follows:
(a)
To change the Zoning Map (ZN[X08]) as follows:
Assessor’s Parcels (Blocks/Lot
Numbers)
Current Zoning to
be Superseded
Proposed Zoning to
be Approved
4175/002; 4175/017; 4175/018
(partial), 4232/001; 4232/006 and
non-assessed Port and City and
County of San Francisco properties,
the legal descriptions of which are
found in Exhibits A-1, A-2, A-4
M-2
PPS-MU
Mayor Breed; Supervisor Walton
BOARD OF SUPERVISORS
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through A-7 to the Development
Agreement (District 10)
Non-assessed Port properties, the
legal description for which is found in
Exhibit A-3 to the Development
Agreement (District 10)
M-2 and PDR-1-G
P
(b)
To change the Height and Bulk Map (HT[08]) from 40-X and 65-X to 65-PPS
and 240-PPS.
Assessor’s Parcels
(Blocks/Lot Numbers)
Height and Bulk
District
Superseded
New Height and Bulk
District
4175/002; 4175/017; 4175/018
(partial), 4232/001; 4232/006 and
non-assessed Port and City and
County of San Francisco properties,
the legal descriptions for which are
found in Exhibits A-1 through A-7 to
the Development Agreement (District
10)
40-X / 65-X
65-PPS / 240-PPS
(c)
To change the Special Use District Map (SU[08]) by creating the new Potrero
Power Station Special Use District and assigning the following Parcels to be within the Potrero
Power Station Special Use District:
Assessor’s Parcels (Blocks/Lot Numbers)
Special Use District
4175/002; 4175/017; 4175/018 (partial), 4232/001;
4232/006 and non-assessed Port and City and County of
Potrero Power Station
Special Use District
Mayor Breed; Supervisor Walton
BOARD OF SUPERVISORS
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San Francisco properties, the legal descriptions for which
are found in Exhibits A-1 through A-7 to the Development
Agreement (District 10)
Section 4. The Planning Code is hereby amended to revise Section 201 as follows:
To add the Potrero Power Station Special Use District, after the “Mission Rock Mixed
Use District”, as follows:
Potrero Power Station Mixed Use District
(Also see Sec. 249.87)
PPS-MU
Potrero Power Station Mixed Use District
(Defined in Sec. 249.87(g)(1)
Section 5: The Figures presented in this ordinance (Figures 249.87-1 through 249.87-
5) have been placed in Board of Supervisors File No. 200039, and are incorporated herein by
this reference.
Section 6. Effective and Operative Dates.
(a)
This ordinance shall become effective 30 days after enactment. Enactment
occurs when the Mayor signs the ordinance, the Mayor returns the ordinance unsigned or
does not sign the ordinance within ten days of receiving it, or the Board of Supervisors
overrides the Mayor’s veto of the ordinance.
(b)
This ordinance shall become operative on its effective date or on the effective
date of the Development Agreement for the Potrero Power Station Mixed-Use Project,
enacted by the ordinance in Board of Supervisors File No. 200040, whichever date occurs
Mayor Breed; Supervisor Walton
BOARD OF SUPERVISORS
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later; provided, that this ordinance shall not become operative if the ordinance regarding the
Development Agreement is not approved.
(c)
Notwithstanding subsection (b) above, this ordinance shall not become
operative as to the areas labeled as “PG&E Sub-Area” on Map 249.87-1, or any portion
thereof, until the conditions in Section 249.87(t) have been satisfied. A copy of the Map, and
a legal description of the area subject to this subsection (c) is on file with the Clerk of the
Board of Supervisors in Board File No. 200039.
APPROVED AS TO FORM:
DENNIS J. HERRERA, City Attorney
By:
/s/
AUSTIN M. YANG
Deputy City Attorney
n:\legana\as2020\2000059\01434311.docx
City and County of San Francisco
Tails
Ordinance
City Hall
1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
File Number:
200039
Date Passed: April 21, 2020
Ordinance amending the Planning Code and Zoning Map to establish the Potrero Power Station
Special Use District, generally bound by 22nd Street and the southern portion of the newly created
Craig Lane to the north, the San Francisco Bay to the east, 23rd Street to the south, and Illinois
Street to the west; and making findings under the California Environmental Quality Act, findings of
consistency with the General Plan, the eight priority policies of Planning Code, Section 101 _1, and
findings of public necessity, convenience, and welfare under Planning Code, Section 302.
April 13, 2020 Land Use and Transportation Committee - AMENDED, AN AMENDMENT
OF THE WHOLE BEARING SAME TITLE
April 13, 2020 Land Use and Transportation Committee - RECOMMENDED AS AMENDED
AS A COMMITTEE REPORT
April 14, 2020 Board of Supervisors - PASSED ON FIRST READING
Ayes: 1.1 - Fewer, Haney, Mandelman, Mar, Peskin, Preston, Ronen, Safai,
Stefani, Walton and Yee
April 21 , 2020 Board of Supervisors - FINALLY PASSED
Ayes: 11 - Fewer, Haney, Mandelman, Mar, Peskin, Preston, Ronen, Safai,
Stefani, Walton and Yee
File No. 200039
London N. Breed
Mayor
City and County of San Francisco
Pagel
I hereby certify that the foregoing
Ordinance was FINALLY PASSED on
4/21/2020 by the Board of Supervisors of
the City and County of San Francisco.
'
~-
(l ~~
Angela Calvillo
Clerk of the Board
Date Approved
Printed at 8:49 am on 4122120
References
amendsSec. 201
amendsSec. 202
amendsSec. 202.1
amendsSec. 249.87
amendsSec. 249.88
Source: sf_ordinance_pdfURL: https://sfbos.archive.sf.gov/sites/default/files/o0061-20.pdfFetched: 7/4/2026