SHOWPLACE SQUARE/ POTRERO HILL AREA PLAN MONITORING REPORT 2011–2015 © 2016 San Francisco Planning Department 1650 Mission Street, Suite 400 San Francisco, CA 94103-3114 www.sfplanning.org Front Cover: McClintock Building – SF Planning, Audrey Harris SHOWPLACE SQUARE/POTRERO HILL AREA PLAN MONITORING REPORT 2011–2015

San Francisco Planning Department September 2016 This page left intentionally blank. TABLE OF CONTENTS

1. Introduction 05 1.1 Summary of Ordinance and Monitoring Requirements 08 2. Commercial Space & Employment 09 2.1 Commercial Space Inventory 09 2.2 Commercial Development Pipeline 13 2.3 Changes in PDR Uses 16 2.4 Employment 19 3. Housing 22 3.1 Housing Inventory and New Housing Production 22 3.2 Housing Development Pipeline 23 3.3 Affordable Housing in Showplace Square/Potrero Hill 27 3.4 Net New Affordable Housing Production 28 3.5 Housing Stock Preservation 31 3.6 Jobs Housing Linkage Program (JHLP) 33 4. Accessibility and Transportation 34 4.1 Transportation Improvements – EN Trips 34 4.2 Pedestrian and Bicycle Improvements 35 5. Community Improvements 37 5.1 Need, Nexus and Feasibility 37 5.2 Recreation, Parks, and Open Space 37 5.3 Community Facilities and Services 39 5.4 Historic Preservation 42 5.5 Neighborhood Serving Establishments 42 6. Implementation of Proposed Programming 46 6.1 Eastern Neighborhoods Citizens Advisory Committee 46 6.2 Eastern Neighborhoods Community Facilities and Infrastructure Fee and Fund 46 6.3 IPIC Process 47 6.4 Eastern Neighborhood MOU 47 6.5 First Source Hiring 48 7. Ongoing Planning Efforts 48

1 Tables

Table 2.1.1 Commercial Building Space Square Footage, Showplace Square/Potrero Hill and San Francisco, 2015 10 Table 2.1.2 Net Change in Commercial Space, Showplace Square/Potrero Hill, 2011–2015 11 Table 2.1.3 Net Change in Commercial Space, San Francisco, 2011–2015 11 Table 2.2.1 Commercial and Other Non–Residential Development Pipeline, Showplace Square/Potrero Hill, Q4 2015 14 Table 2.2.2 Commercial and Other Non–Residential Development Pipeline, San Francisco, Q4 2015 14 Table 2.3.1 Square Footage of PDR Space by Zoning District Type, Showplace Square/Potrero Hill and Eastern Neighborhoods, 2015 16 Table 2.3.2 Projects Converting PDR Space by Zoning District Type, 2011–2015 17 Table 2.4.1 Employment, Showplace Square/Potrero Hill and San Francisco, Q2 2015 19 Table 2.4.2 Sales Taxes Collected in Showplace Square/Potrero Hill and San Francisco, 2011–2015 22 Table 2.4.3 Property Taxes Collected in the Eastern Neighborhoods, 2008 and 2015 22 Table 3.1.1 New Housing Production, Showplace Square/Potrero Hill, 2011–2015 23 Table 3.1.2 New Housing Production, San Francisco, 2011–2015 23 Table 3.2.1 Housing Development Pipeline, Showplace Square/Potrero Hill and San Francisco, Q4 2015 25 Table 3.4.1 Net New Affordable Housing Production, Showplace Square/Potrero Hill, 2011–2015 28 Table 3.4.2 Net New Affordable Housing Production, San Francisco, 2011–2015 29 Table 3.4.3 Housing Developments Opting for Affordable Housing “In-lieu” Fee, Showplace Square/Potrero Hill, 2011–2015 29 Table 3.5.1 Units Lost, Showplace Square/Potrero Hill, 2011–2015 31 Table 3.5.2 Units Lost, San Francisco, 2011–2015 32 Table 3.5.3 Condo Conversion, Showplace Square/Potrero Hill and San Francisco, 2011–2015 32 Table 3.5.4 Evictions, Showplace Square/Potrero Hill and San Francisco, 2011–2015 33 Table 3.6.1 Jobs Housing Linkage Fees Collected, Showplace Square/Potrero Hill, FY 2011/12–2015/16 33 Table 4.1.1 Commute Mode Split, Showplace Square/Potrero Hill and San Francisco, 2011–2015 34 Table 4.2.1 Vision Zero Projects in Showplace Square/Potrero Hill 35 Table 5.5.1 Neighborhood Serving Establishments in Showplace Square/Potrero Hill 43 Table 6.2.1 Eastern Neighborhoods Infrastructure Impact Fees per Square Foot, 2009 and 2016 46 Table 6.2.2 Eastern Neighborhoods Infrastructure Impact Fees Collected to Date 47 Table 6.2.3 Eastern Neighborhoods Infrastructure Impact Fees Projected, 2016–2020 47 Table 6.2.4 Eastern Neighborhoods Infrastructure Impact Fees Collected, 2011–2015 47

Maps

Map 1 Showplace Square/Potrero Hill Area Plan Boundaries 07 Map 2 Completed Projects Causing Net Change in Commercial Space, Showplace Square/Potrero Hill, 2011–2015 12 Map 3 Commercial and Other Non-Residential Development Pipeline, Showplace Square/Potrero Hill, Q4 2015 16 Map 4 New Housing Production Showplace Square/Potrero Hill, 2011–2015 24 Map 5 Housing Development Pipeline by Development Status, Showplace Square/Potrero Hill, Q4 2015 26 Map 6 New Affordable Housing, Showplace Square/Potrero Hill, 2011–2015 30 Map 7 Community Improvements in Showplace Square/Potrero Hill, 2011–2015 38 Map 8 Community Facilities in Showplace Square/Potrero Hill 41 Map 9 Neighborhood Serving Businesses in Showplace Square/Potrero Hill 44 Map 10 Arts and Design Educational Special Use District 49

2 SAN FRANCISCO PLANNING DEPARTMENT Figures

Figure 2.0.1 300 De Haro Street 09 Figure 2.1.1 888 Brannan Street 10 Figure 2.3.1 Rendering of 100 Hooper Street 18 Figure 2.4.1 Jobs by Land Use, Showplace Square/Potrero Hill, Q3 2010 and 2015 21 Figure 2.4.2 Establishment by Land Use, Showplace Square/Potrero Hill, Q3 2010 and 2015 21 Figure 5.2.1 Daggett Park Under Construction 40 Figure 5.2.2 Jackson Park 40

3 4 SAN FRANCISCO PLANNING DEPARTMENT

Source: SF Planning, Audrey Harris Showplace Square/Potrero Hill area plan Monitoring Report | 2016

1. Introduction: Showplace Square/ Moreover, most of the residential areas in these Potrero Hill Area Plan1 neighborhoods are well-served by public transpor- tation (including two BART stops in the Mission), San Francisco’s Eastern Bayfront neighborhoods have vibrant cultural amenities, and feature many have historically been the home of the city’s indus- attractive older buildings. These neighborhood trial economy and have accommodated diverse assets and new employment opportunities have communities ranging from families who have served as strong magnets for high wage earners lived in the area for generations to more recent and market rate housing developers, creating a immigrants from Latin America and Asia. The strong influx of new, more affluent residents. combination of a vibrant and innovative industrial economy with the rich cultural infusion of old Beginning in the late 1990s, the City, residents, and new residents is central to San Francisco’s community activists, and business owners recog- character. Among many of the components that nized the need for a comprehensive, community- contributed to the economic and cultural character based planning process to resolve these conflicts of the eastern part of the San Francisco was the and stabilize the neighborhoods into the future. wide availability of lands suitable for industrial The Eastern Neighborhoods community planning activities (whether or not they were zoned for process was launched in 2001 to determine how such) and the affordability of these neighborhoods’ much of San Francisco’s remaining industrial housing stock, relative to other parts of the city. lands should be preserved and how much could Industrial properties continue to be valuable assets appropriately be transitioned to other uses. to the city’s economy as they provide space for innovative local businesses; large, flexible floor- The planning process recognized the need to plans for a wide range of tenants; and living wage produce housing opportunities for residents of all career opportunities to residents without advanced income levels, which requires not just the develop- degrees. ment of new units at market rates, but also oppor- tunities for low and moderate income families. In Over the past few decades, and particularly 2008, four new area plans for the Mission, East during the series of “booms” in high technology SoMa, Showplace Square/Potrero Hill, and Central industries since the 1990s, the Eastern Bayfront Waterfront neighborhoods were adopted. Respect- neighborhoods have experienced waves of pres- ing the Western SoMa’s community’s request for sure on its industrial lands and affordable housing more time to complete their planning process, the stock. Due to their proximity to downtown San area plan for that neighborhood was undertaken Francisco and easy access (via US-101, I-280, in parallel and completed in 2013. The resulting and Caltrain) to Silicon Valley, industrially-zoned area plans contained holistic visions for affordable properties in the Eastern Bayshore, particularly in housing, transportation, parks and open space, neighborhoods like South of Market (SoMa), Mis- urban design, and community facilities. sion, Showplace Square, and Central Waterfront became highly desirable to office users who were The Eastern Neighborhoods Plans represent the able to outbid traditional production, distribution, City’s and community’s pursuit of two key policy and repair (PDR) businesses for those spaces. goals: The predominant industrial zoning designations in these neighborhoods until the late 2000s—C-M, 1) Ensuring a stable future for PDR businesses M-1, and M-2—allowed for a broad range of uses, in the city by preserving lands suitable to which enabled owners to sell or lease properties to these activities and minimizing conflicts with non-PDR businesses as well as developing them other land uses; and into “live-work” lofts that served primarily as a 2) Providing a significant amount of new hous- residential use. ing affordable to low, moderate and middle income families and individuals, along with 1 Unless otherwise noted, this report will refer to the Showplace Square/Potrero Hill Area “complete neighborhoods” that provide Plan, Showplace Square/Potrero Hill neighborhood, and “Showplace Square/Potrero Hill” interchangeably, as the area shown on Map 1.

5 appropriate amenities for the existing and new residents.

The vitality and strength of Showplace Square/ Potrero Hill as a mixed use neighborhood requires appropriate spaces for a range of land uses. The Showplace Square/Potrero Hill Plan calls for the following: a) build on the existing character of the area and stabilize it as a place for living and working; b) retain Showplace Square’s role as an important location for PDR activities; c) strengthen and expand Showplace Square/Potrero Hill as a residential, mixed-use neighborhood; and d) ensure the provision of a comprehensive package of public benefits as part of rezoning.

Map 1 shows the Showplace Square/Potrero Hill Area Plan boundaries as generally along Potrero Avenue to the west, Bryant and 7th Streets to the north, Highway 280 to the east, and 26th Street to the south. While the area is itself diverse, Showplace Square is a center for commerce with an important furniture and interior design center that serves a national market. A number of light industrial production, distribution and repair (PDR) businesses continue to operate in Showplace Square. By contrast, Potrero Hill south of Mari- posa Street is largely residential.

6 SAN FRANCISCO PLANNING DEPARTMENT Fern St Pine St Main St Bush St Powell St 80 Sutter St Geary St Minna St

Mason St

Post St Franklin St Howard St O’Farrell St Geary Blvd Webster St Olive St Ellis St Market St Eddy St

Larkin St

Polk St 2nd St Ellis St Harrison St Gough St Hyde St Mary St 5th St

Buchanan St Laguna St Turk St Mission St Folsom St Golden Gate Ave Van Ness Ave Showplace Square/Potrero Hill area plan Monitoring Report | 2016 Mcallister St Polk St San Fulton St 6th St Grove St

King St Francisco Langton St Hayes St Map 1 8th St Showplace Square/Potrero Hill Area Plan Boundaries Bay Fell St Bluxome St 9th St

Oak St Page St 10th St

Fillmore St Haight St Pierce St Steiner St Berry St Mission Rock St Otis St Scott St Harrison St Bryant St

Divisadero St 12th St China Basin St Brannan St

7th St Channel Bridgeview Way

Duboce Ave Townsend St Sixth St 101 4th St 13th St Fifth St Erie St

Sanchez St

Ramona Ave 14th St Alameda St 280

Hooper St Henry St Irwin St De Haro St Guerrero St 15th St

Utah St Hubbell St 16th St

Beaver St Kansas St

Albion St Hoff St 17th St

States St Chula Ln Mariposa St

Hampshire St

Florida St

Treat Ave 18th St Ford St

Illinois St

Oakwood St 18th St

Hartford St SHOWPLACE SQUARE/

Tennessee St

Valencia St Linda St Hancock St 19th St 19th St POTRERO HILL

Pennsylvania Ave

Michigan St Missouri St Castro St 101 20th St 20th St

Capp St

Eureka St

South Van Ness Ave

Folsom St

Arkansas St

Dolores St Liberty St Mission St 21st St 22nd St Rhode Island St San 22nd St Carolina St Hill St Francisco

Bryant St Hill St York St

Shotwell St Indiana St Bay

Diamond St

Church St Alvarado St 23rd St Texas St Fair Oaks St Vermont St 24th St

Utah St

24th St 3rd St

Maryland St Noe St 25th St

Jersey St Lilac St Virgil St 26th St 25th St

Clipper St 26th St Cesar Chavez St

Marin St 27th St Precita Ave Peralta Ave Duncan St

7 1.1 Summary of Ordinance and Monitoring 70) will undergo separate environmental Requirements review processes. 4) Certain smaller projects are exempt from The ordinances that enacted the Eastern Neighbor- extensive environmental review due to their hoods Area Plans2, including Showplace Square/ limited size and impact did not rely on the Potrero Hill, adopted by the Board of Supervi- rezoning under the EIRs and are therefore sors, include a requirement that the Planning excluded. Department produce five-year reports monitoring residential and commercial developments in those This report analyzes all development activity neighborhoods, as well as impact fees generated within the Eastern Neighborhoods, whether or and public and private investments in community not projects “tiered off” the EN EIR through a benefits and infrastructure. The first set of monitor- Community Plan Exemption (CPE) relying on the ing reports for Mission, East SoMa, Showplace EN PEIR. For a list of projects that received their Square/Potrero Hill, and Central Waterfront were entitlements through a CPE relying on the EN published in 2011, covering the period from Janu- PEIR, please refer to Appendix D. ary 1, 2006 through December 31, 2010. The Showplace Square/Potrero Hill Area Plan The ordinances require the monitoring reports to Monitoring Report 2011-2015 is part of the set of track all development activity occurring within Eastern Neighborhoods monitoring reports cover- Area Plans boundaries during the five-year period, ing the period from January 1, 2011 to December as well as the pipeline projecting future develop- 31, 2015. Because the Western SoMa Com- ment as of the end of the reporting period. Some munity Plan was adopted in 2013, no monitoring of this development activity was considered under reports have been produced for that Area Plan. the Eastern Neighborhoods Environmental Impact However, due to its geographic proximity and Report (EN PEIR), certified in 2008 approved by overlapping policy goals with the other Eastern the Board of Supervisors in 2004; and Western Neighborhoods, Planning Department staff in con- SoMa EIR, approved in 2008 certified in 2012. sultation with the CAC, has shifted the reporting However, a few of the developments that have timeline such that the Showplace Square/Potrero been completed during this period and some of Hill Area Plan Monitoring Report 2011-2015 will the proposed projects in the pipeline did not (or be the first five-year report and set the calendar will not) receive their environmental clearance so that future monitoring reports are conducted through these two EIRs, primarily for these four alongside the other Eastern Neighborhoods. reasons: Subsequent time series monitoring reports for Showplace Square/Potrero Hill and other Eastern 1) The developments were entitled prior to the Neighborhoods will be released in years ending in adoption of the Plans, under zoning desig- 1 and 6. nations that were subsequently changed by the Plans. While the previous Monitoring Reports covered 2) Under the Eastern Neighborhoods Amnesty only the small amount of development activities Program that expired in 2013, legalization in the years immediately preceding and follow- of conversions from PDR to office space ing the adoption of the Eastern Neighborhood that took place prior to Plan adoption was Plans in 2008, this report contains information allowed. and analysis about a period of intense market 3) Some large-scale developments and Areas development in Showplace Square/Potrero Hill. Plans that are within or overlap Project Area This report relies primarily on the Housing Inven- boundaries (such as Central SoMa and Pier tory, the Commerce and Industry Inventory, and the Pipeline Quarterly Report, all of which are 2 Unless otherwise noted, this report will refer to the Eastern Neighborhoods Area Plans, or just Area Plans, as encompassing the Mission Area Plan, East SoMa Area Plan, Central published by the Planning Department. Additional Waterfront Area Plan, Showplace Square/Potrero Hill Area Plan as well as Western SoMa data sources include: the California Employment Community Plan. References to Plan areas (or to the names of the individual areas) will describe the areas within the boundaries outline by the individual plans. and Development Department (EDD), the U.S.

8 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

Census Bureau’s American Community Survey, 2.1 Commercial Space Inventory the San Francisco Municipal Transportation Agency (SFMTA), Co-Star Realty information, Dun Table 2.1.1 below is an inventory of non-residen- and Bradstreet business data, CBRE and NAI-BT tial space in Showplace Square/Potrero Hill as of Commercial real estate reports, and information 2015. The table reflects the mix of uses, noting gathered from the Department of Building Inspec- that office and PDR activities each occupy a little tion, the offices of the Treasurer and Tax Collector, over a third of the commercial space in the neigh- the Controller, and the Assessor-Recorder. borhood. Cultural, institutional and educational, medical and retail uses together make up another third of non-residential buildings. The table also 2. Commercial Space & Employment shows the importance of Showplace Square/ Potrero Hill in San Francisco’s stock of industrial The Showplace Square/Potrero Hill Plan supports and office lands. Though the neighborhood only small and moderate size retail establishments in accounts for 3% of the city’s overall commercial neighborhood commercial areas, including 18th space, its share of PDR space is much higher, at and 20th Streets, while allowing larger retail in 6%. However, as will be discussed in the sections the new Urban Mixed Use districts only when part below, in recent decades PDR space has been of a mixed-use development. The PDR district subject to intense pressures from uses that are contains controls that protect PDR businesses, able to pay higher land rents, such as office and especially design related establishments, by market-rate residential. prohibiting new residential development and limit- ing new office and retail. The Plan also allows for Table 2.1.2 below shows commercial and other “Knowledge Sector” PDR businesses in the PDR non-residential development activity in Showplace district generally north of 17th Street, as well as Square/Potrero Hill between January 1, 2011 and the Urban Mixed Use District. December 31, 2015 while Table 2.1.3 shows

Figure 2.0.1 300 De Haro Street

Source: SF Planning, Audrey Harris

9 Table 2.1.1 Commercial Building Space Square Footage, Showplace Square/Potrero Hill and San Francisco, 2015 Showplace Square/ Potrero Hill Citywide Showplace Non-Residential Square/Potrero Land Use Area % Area % Hil as % of San Francisco Cultural, Institution, 684,895 11% 29,898,514 13% 2% Educational Medical 352,229 6% 17,468,039 7% 2% Office 2,087,455 34% 107,978,954 45% 2% Production, Distribution, 2,032,761 34% 36,265,832 15% 6% and Repair Retail 899,825 15% 42,299,526 18% 2% Visitor / Lodging 2,770 0% 4,053,422 2% 0% Total 6,059,935 100% 237,964,287 100% 3%

Source: San Francisco Planning Department Land Use Database (March 23, 2016)

Figure 2.1.1 888 Brannan Street

Source: SF Planning, Audrey Harris

10 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

corresponding figures for San Francisco. These office use principally permitted without vertical tables count newly developed projects (on vacant controls. In both cases, the properties were located properties or redevelopment of existing properties) in the UMU zoning districts, districts that are as well as conversions from one use to another. intended to promote a vibrant mix of uses while Between 2011 and 2015, a significant amount maintaining the characteristics of this formerly of PDR land, nearly 163,764 square feet, was industrially-zoned area. Table 2.1.2 also shows converted to other uses, especially office. the considerable gain in cultural, institutional and educational space (419,070 square feet) with The property at 808 Brannan Street, converted the completion of SF General Hospital, located at its previously existing PDR space into new 1001 Potrero Avenue. offices in 2013, complete with conference areas, breakrooms and additional restrooms. The year Non-residential development in Showplace 2014 included a similar case with the conversion Square/Potrero Hill made up about 15% of the of 113,753 square feet of PDR space into office citywide total commercial projects completed in space. The property located at 888 Brannan, the last five years, similar to its share of citywide shown in Figure 2.1.1, completed the PDR to development between 2006 and 2010. Map office space conversion with an additional loss in 2 shows the location of the latest completed retail space (2,603 square feet). The Planning projects. Appendix Table B-4 provides details on Department designated this property a historical these recently completed commercial projects in resource as part of the Showplace Square/North- Showplace Square/Potrero Hill. east Mission Historic Resource Survey and made

Table 2.1.2 Net Change in Commercial Space, Showplace Square/Potrero Hill, 2011–2015 Cultural, Production, Total Year Visitor / Institutional, Medical Office Distribution, Retail Commercial Completed Lodging Educational and Repair Sq Ft 2011 – – – – – – – 2012 – – – – – – – 2013 – – 43,881 (43,881) – – – 2014 419,070 – 157,634 (163,764) 2603 – 415,543 2015 – – – – – – – Total 419,070 – 201,515 (207,645) 2,603 – 415,543

Source: San Francisco Planning Department Note: Includes all developments in the Plan Area during reporting period, including those that did not receive CEQA clearance under Eastern Neighborhoods EIR.

Table 2.1.3 Net Change in Commercial Space, San Francisco, 2011–2015 Cultural, Production, Total Year Visitor / Institutional, Medical Office Distribution, Retail Commercial Completed Lodging Educational and Repair Sq Ft 2011 10,477 – 40,019 (18,075) 16,854 – 49,275 2012 (52,937) – 24,373 (164,116) 32,445 – (160,235) 2013 66,417 – 335,914 (236,473) 5,941 (69,856) 101,943 2014 446,803 1,815,700 603,997 (422,157) 11,875 63,286 2,519,504 2015 (21,456) 20,000 460,508 (183,775) 65,419 – 340,696 Total 449,304 1,835,700 1,464,811 (1,024,596) 132,534 (6,570) 2,851,183

Source: San Francisco Planning Department Note: Includes all developments in the Plan Area during reporting period, including those that did not receive CEQA clearance under Eastern Neighborhoods EIR.

11 Fern St 1,492 296,430 Pine St -8,308 1,339 Main St Bush St Powell St -30,417 80 -1,677251,788 Sutter St Geary St Minna St

11,132 Mason St Post St Franklin St Howard St -14,000 O’Farrell St Geary Blvd -65,926 Webster St Olive St Ellis St Fern St 1,492 296,430 Market St Pine St -8,308 1,339 Main St Bush St Powell St -30,417 Eddy80 St 251,788 -1,677 Larkin St

Sutter St Polk St Geary St Minna St 2nd St 11,132 Mason St -30,690 53,514 -2,500 Post St Franklin St Ellis St Howard St Harrison St Gough St -14,000 Hyde St O’Farrell St Mary St 5th St 4,857 -65,926 Buchanan St 277,000 Geary Blvd Laguna St 12,312 -44,390 Turk St 1,286164,760 Webster St -49,945 Olive St Ellis St Mission St -35,969 Market St -4,130 Folsom St 102,285 7,690 4,146 -6,120 Eddy St Golden Gate Ave -5,425 3,800 Van Ness Ave -7,155 Larkin St Polk St -73,625 -30,690 Mcallister53,514 St -2,5002nd St Polk St -4,000 Brannan St Ellis St Harrison St Gough St Hyde St Mary St 5th St 5,250 4,857 Fulton- 1St0,000 6th St Buchanan St 277,000 Laguna St 12,312 -44,390 Grove St Turk St -423,7401,286164,760 -49,945 -35,969 Mission St 6,070 King St -4,130 -4,975 Langton St Hayes St Folsom St 102,285 -7,907 -3,930 7,690 4,146 -6,120 14,500 12,250 8th St Golden Gate Ave -5,425 3,800 Van Ness Ave -7,155 Fell St 30012,250 -11,600 Bluxome St Mcallister St -73,625 9th St 6,889 Polk St -4,000 -7,650 Bryant St 5,250 5,326 San Fulton St 6th St 10th St -10,000 Grove St Oak St Page St -423,740 Berry St 3,530

Fillmore St Haight St King St Francisco 6,070 Pierce St -4,975 Langton-3,930 StSteiner St Mission Rock St Hayes St -7,90Map7 2 Otis St 14,500 12,250 8th St Scott St 3,033 Harrison St

CompletedDivisadero St Projects Causing Net Change in Commercial Space, Showplace Square/Potrero12th Hill, St 2011–2015 Bay China Basin St Fell St 300 Bluxome St 12,250 Townsend St Channel

9th St Bridgeview Way 6,889 7th St Duboce Ave Sixth St Oak St Page St 101 4th St 13th St Fifth St Erie St 3,530 10th St Sanchez St

Fillmore St Haight St 3,940 Pierce St Steiner St 20,040

Ramona Ave Berry St Mission Rock St Otis St -4,397 14th St 280 Scott St 3,033 Alameda St Harrison St Bryant St 15,000 Divisadero St 12th St -63,512 China Basin St -90,159 Brannan St -10,800 Hooper St

9,000 Henry St 7th St Channel 8,222 Bridgeview Way Irwin St De Haro St Guerrero St 15th St 2,000

1,370 Utah St Hubbell St Duboce Ave Townsend St -25,211 Sixth St 1,800,500 101 4th St 13th St Fifth St Erie St Beaver St Sanchez St -19,037 1,722

Albion St -14,517 3,940 Hoff St 20,040 6,940 16th St Florida St 17th St Ramona Ave 14th St Alameda St 280 Treat Ave 870870 Chula Ln -63,512 States St -10,800 Hooper St Mariposa St

Henry St 6,286 8,222 Irwin St Hampshire St De Haro St Guerrero St 15th St 2,000 -8,500 1,370 FordUtah St St Hubbell St 18th St 16th St Illinois St Oakwood St 18th St

Kansas St Beaver St Hartford St 200 Tennessee St Albion St 5,339 Hoff St

17th StValencia St 870 Linda St 19th St 2,709 6,940 Hancock St 2,950 870 19th St 3,000

Pennsylvania Ave

Chula Ln Michigan St States St Missouri St Castro St Mariposa St 101 20th St -1,000 4,705 Hampshire St

Florida St 20th St

Capp St

Eureka St Treat Ave 18thSouth Van Ness Ave St Ford St Folsom St -3,866

Illinois St

Oakwood St 18th St Arkansas St

Dolores St

Mission St Hartford St 200Liberty St 21st St 22nd St

Tennessee St

Rhode Island St

Valencia St Hancock St Linda St 2,950 19th St 19th St 14,750 Carolina St -11,500 Bryant St Hill St Pennsylvania Ave Michigan St Missouri St Castro St 101Hill St 20th St

Treat Ave 22nd St Shotwell St -7,250 Indiana St 4,705 20th St

Capp St

Eureka St

South Van Ness Ave

Folsom St Diamond St -11,423 Church St -9,800

Texas St Alvarado St Arkansas St Fair Oaks St

Dolores St Liberty St Mission St 23rd St 24th St 21st St 22nd St York St

Utah St Rhode Island St San 22nd St 24th St Carolina St 14,750 -13,640 3rd St

Maryland St Hill St Noe St Francisco 25th St

Bryant St York St 419,070 Hill St 600

Shotwell St

Indiana St

Lilac St -1,060 Bay

Virgil St Diamond St 2,175

Church St 26th St Alvarado St 25th23rd St St Texas St Fair Oaks St Vermont St 24th St 27,880 Clipper StUtah St 26th St Cesar Chavez St -45,850 3,030 24th St 3rd St Maryland St Noe St 25th St Marin St 600

Jersey St Lilac St 27th St Virgil St 26th St Napoleon St 25th St Duncan St Clipper St 26th St Cesar Chavez St

Net loss of commercial space Marin St 27th St 1,200Precita Ave Net gain of commercialPeralta Ave space Duncan St

Net loss of commercial space Net gain of commercial space

12 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

2.2 Commercial Development Pipeline about a 73,600 square footage gain in office space and a loss of about 58,700 square feet of The commercial development pipeline in Show- PDR space. There will also be a modest gain in place Square/Potrero Hill shows a continuation of retail space (2,208 square feet) with the potential the trends that have taken place during the report- completion of 1512 20th Street and 140 Penn- ing period of 2011-15 (Table 2.2.1). Showplace sylvania Avenue. The largest single entitled project Square/Potrero Hill will continue to see some is the new construction of 100 Hooper Street, a of its PDR space converted to other uses, such design and manufacturing organic incubator for as residential, retail and some office space. It is consumer products, with a strong design and important to interpret the pipeline numbers as two technical component (142,784 square feet of separate subcategories, shown in Table 2.2.1 as PDR and 284,471 square feet of office/cultural, “Under Review” and “Entitled.” Under review proj- institutional and educational space3), as further ects are those that have filed an application with explained in Section 2.3. the Planning and/or Building Departments and have to receive necessary approvals and permits, Table 2.2.2 shows the commercial development including environmental (CEQA) review. Projects pipeline for San Francisco for comparison. The under review are just in the beginnings of the vari- development pipeline in Showplace Square/ ous permitting phases that projects must endure Potrero Hill represents less than one percent of the before it is finally completed. Therefore, these citywide pipeline. However, at 319,656 square projects should be considered more speculative. feet, the amount of net PDR loss in Showplace On the other hand, entitled projects are those that Square/Potrero Hill represents about 40% of have received Planning Department approvals and the loss across the Eastern Neighborhoods and are considered much more certain, although many 27% of the loss citywide. It should be noted that of them may take years to finally complete their two-thirds of the loss in PDR in the pipeline are construction and receive certificates of occupancy. attributable to projects that have not yet received entitlements. Map 3 shows the locations of the Projects that are under review total a net 168,513 larger proposed commercial developments in the loss in square footage of commercial space, plan area. (See Appendix Table C-4 for detailed mostly resulting from the conversion of PDR and information.) office space to residential uses. Conversion of PDR space accounts for most of the loss of commercial space (211,816 square feet). Live Potrero Hill located at 1200 17th Street, has requested to convert roughly 105,000 square feet of PDR space into residential and retail space. Another large-scale project currently under review would result in the loss of about 62,700 square feet of PDR space and 8,000 square feet of office space to build 299 dwelling units at 1601-1677 Mari- posa Street, also known as 485 Carolina. If all of these projects come to fruition, Showplace Square/ Potrero Hill will see the lost PDR space transition mostly into mixed-use residential buildings (see Appendix Table C-4).

The projects in the pipeline that have been entitled show about a 418,999 square footage gain of non-residential uses in Showplace Square/Potrero Hill in the near future. If all of these developments 3 Calculated as 284,471 square feet of office space only in Table 2.2.1 and Appendix are completed, the Planning Department expects Table C -5

13 Table 2.2.1 Commercial and Other Non–Residential Development Pipeline, Showplace Square/Potrero Hill, Q4 2015 Total Cultural, Production, Development Visitor/ Commercial Educational, Medical Office Distribution, Retail Status Lodging Sq Ft Institutional and Repair Under (131,584) – – – (166,549) 34,420 545 Construction Planning 418,999 284,471 – 73,611 58,709 2,208 – Entitled Planning – – – 72,600 (72,600) – – Approved Building – – – – – – – Permit Filed Building Permit Approved/ 418,999 284,471 – 1,011 131,309 2,208 – Issued/ Reinstated Under Review (168,513) 35,695 – (28,070) (211,816) 35,678 – Planning Filed (148,314) 35,695 – (28,070) (188,467) 32,528 – Building (20,199) – – – (23,349) 3,150 – Permit Filed Total 118,902 320,166 – 45,541 (319,656) 72,306 545

Source: San Francisco Planning Department Note: Includes all developments in the pipeline as of December 31, 2015, including those that did not (or will not) receive CEQA clearance under Eastern Neighborhoods EIR

Table 2.2.2 Commercial and Other Non–Residential Development Pipeline, San Francisco, Q4 2015 Total Cultural, Production, Development Visitor/ Commercial Educational, Medical Office Distribution, Retail Status Lodging Sq Ft Institutional and Repair Under 1,098,708 (58,871) 3,894,055 (290,327) 491,366 (189,563) 4,945,368 Construction Planning 312,600 20,665 5,576,249 332,662 1,268,623 519,906 8,030,705 Entitled Planning 1,942 4,665 4,571,993 311,417 1,084,828 458,554 6,433,399 Approved Building 4,343 – (36,555) (33,939) 806 – (65,345) Permit Filed Building Permit Approved/ 306,315 16,000 1,040,811 55,184 182,989 61,352 1,662,651 Issued/ Reinstated Under Review 1,042,013 1,875 7,459,214 (1,046,009) 1,594,639 418,557 9,470,289 Planning Filed 1,084,228 1,875 5,955,541 (994,050) 1,552,310 200,747 7,800,651 Building (42,215) – 1,503,673 (51,959) 42,329 217,810 1,669,638 Permit Filed Total 2,453,321 (36,331) 16,929,518 (1,003,674) 3,354,628 748,900 22,446,362

Source: San Francisco Planning Department

14 SAN FRANCISCO PLANNING DEPARTMENT Fern St 11,731 23,505 Pine St Main St Powell St 136,745 Bush St 23,370 80 9,843 -42,650 Sutter St 702,067 -8,010 Geary St Minna St Mason St 25,570 623,300 Post St Franklin St 79,054 Howard St O’Farrell St Geary Blvd 66,685

Fern St 11,731 Webster St 23,505 5,082 Ellis St 15,000 Pine St Olive St Main St 92,072 -11,521 Powell St 136,745 Bush St 23,370 12,200 80 Market St 9,843 -42,650 Sutter St Eddy St -6,116 -8,010 Geary St Minna St -28,690 169,834 53,145 702,067 Larkin St -17,041 Mason St 25,570 623,300 -18,085 Polk St 237,300 171,650 Franklin St 79,054 10,100Howard St -12,000 Post St 2nd54,977 St O’Farrell St 574,800 72,660 Ellis St Harrison St Geary Blvd 66,685 Gough St Hyde St 9,675 -38,720 Mary St 5th St

Webster St 15,000 5,082 Ellis St Buchanan St Olive St Laguna St 92,072 -11,52-7,0001 12,200 Market StTurk St 65,755-15,500 Entitled -6,116 Mission St -28,690 Eddy St 169,834 53,145 Folsom St Larkin St -17,041 Under Construction -18,085 -5,924 Polk St 237,300Golden Gate Ave 63,820 171,650 -29,850 -12,000 Van Ness Ave 10,100 2nd St 43,845 574,800 72,660 54,977 Under-6,765 Review-47,476 Ellis St Harrison St 30,000 5,445 101,335 Gough St Hyde St 9,675 -38,72Mcallister0 Mary St St 5th St 13,180 Polk St -17,039 -11,696 Brannan St

Buchanan St Laguna St -7,000 6,799 129,669 Turk St 65,755-15,500 Fulton St -127,558 6th St Mission St Grove St 662,256 Folsom St -5,924 -9,081 King St Golden Gate Ave 63,820 -29,850 Langton St 526,802 Van Ness Ave Hayes St 1,526,810 -6,765 -47,476 Showplace Square/Potrero43,845 Hill area10,050 plan Monitoring8th St Report | 2016 5,445 5,354 1,950,000 Mcallister St 13,180 30,000 -14,843101,335 Fell St Bluxome St Polk St -17,039 -11,696 10,081 32,500 23,000 477,318 9th St 6,799 129,669 San 264,000 Fulton St -127,558 6th St 36,571 Bryant St Grove St 662,256 -8,37610th St 56,700 Oak St Page St -30,400 255,082 King St Francisco Berry St -9,081 Langton St 526,802 Hayes St Map 3 1,526,81028,090 -32,275 8th St Fillmore St Haight St -18,233 54,754 10,050 Pierce St Steiner St 5,354 Mission Rock St -14,843 Commercial and Other Non-Residential Development Pipeline, Showplace Square/PotreroOtis St Hill, Q41 2015,950,000 Bay Scott St 7,630 Fell St Bluxome St 5,471 Harrison St 477,318 9th St Divisadero St 12th St China 380,999Basin St 36,571 Townsend St Channel 7th St Bridgeview Way Oak St Page St -30,400 Duboce Ave 423,000 Sixth St 28,090 -32,275 10th St 4th St Fillmore St Haight St -18,233 101 13th St Fifth St Pierce St Steiner St Berry St -7,299 Erie St Mission Rock St Otis St Sanchez St Scott St 245,000 7,630 5,471 Harrison St Bryant St 8,000 427,255 Ramona Ave 14th St 15,405 Divisadero St 12th St China Basin St 10,250 Alameda St 280 Brannan St 710,486

7th St Channel39,920 Bridgeview Way Hooper St 23,000 Henry St 16,000 13,300 Irwin St De Haro St Guerrero St 15th St Duboce Ave Townsend St -7,299 Sixth St

4th St

Utah St Hubbell St

13th St Fifth St -84,532 13,256 Erie St Sanchez St 427,255 6,715 -9,237

Ramona Ave Beaver St 680,000 14th St Albion St -11,666 39,920 Alameda St Hoff St 16th St 710,486 Florida St 17th St

15,405 Treat Ave 16,000 States St Chula Ln Hooper St23,000 170,733 Henry St Irwin St De Haro St Guerrero St 15th St Mariposa St

Hampshire St Utah St Hubbell- 8St4,532 -70,734 -15,699 16th St 6,715 Ford St 18th St -31,976 Kansas St -11,666

Illinois St Beaver St Oakwood St 18th St

Albion St Hoff St 17th St Hartford St -9,237

Tennessee St

Valencia St Linda St 19th St -34,736 States St Chula Ln Hancock St 19th St Mariposa St

Pennsylvania Ave

Michigan St Missouri St

Castro St Hampshire St -70,734 Florida St 101 20th St 2,492,050

Treat Ave 18th St Ford St -15,699 20th St

Capp St

Illinois St Eureka St

Oakwood St 18th St South Van Ness Ave

Folsom St

Hartford St

Arkansas St

Tennessee St

Dolores St

Valencia St Mission St Hancock St Linda St Liberty19th St St 21st St 22nd St

19th St Rhode Island St

Pennsylvania Ave

Michigan St Missouri St

Carolina St

Castro St 101 20th StHill St Bryant St 47,575 20th St Hill St 30,000 -63,076

Treat Ave Capp St

Shotwell St Eureka St 22nd St Indiana St South Van Ness Ave

Folsom St

Arkansas St

Diamond St

Dolores St

Mission St

Church St Liberty St 21stAlvarado St St 22nd St Texas St 7,782 Fair Oaks St Rhode Island St 23rd St San 24th St

York St

22nd St Utah St Carolina St Hill St 47,575 24th St Francisco 13,940

Bryant St 3rd St York St

Hill St Maryland St

Noe St

Shotwell St 25th St 30,000 Indiana St Bay

Diamond St Lilac St

Church St

23rd St Texas St Alvarado St Virgil St Fair Oaks St Vermont St 24th St 26th St 25th St Utah St

Clipper St -30,656 26th St Cesar Chavez St 24th St 5,575 3rd St 81,979

Maryland St Noe St 25th St

Marin St Jersey St Lilac St Virgil St 26th27th St St 25th St Napoleon St Clipper St -30,656 Duncan St 65,350 5,57526th St Cesar Chavez St

164,617 Entitled Marin St 27th St Precita Ave Under ConstructionPeralta Ave Duncan St 65,350 Under Review

Note: Only includes projects that will add or remove 5,000 net square feet.

15 2.3 Changes in PDR Uses lease rates for PDR space in the Eastern Neighbor- hoods are currently $22 (NNN) and vacancy rates As discussed above, Showplace Square/Potrero are 4.4%.4 Hill (and the Eastern Neighborhoods more broadly), has experienced economic changes Since the adoption of the Showplace Square/ that have made many areas highly attractive to Potrero Hill Area Plan, PDR space has continued residential and office development and resulted in to be converted to other uses in the neighborhood, the loss of PDR space. Residential and office uses as Tables 2.1.2 and 2.2.1 illustrate. are generally better able to afford higher land costs than industrial uses, and therefore can outbid PDR An investigation of the conversion of PDR space businesses for industrially-zoned land. Prior to in Showplace Square/Potrero Hill shows that such the adoption of the Eastern Neighborhoods Area conversion had occurred primarily within UMU Plans, the primary industrial zoning designations – zoning, and largely outside of the zoning districts M-1, M-2, and C-M – permitted a broad range of created specifically to protect PDR uses (in the uses, which led to the conversion of a significant case of Showplace Square/Potrero Hill, PDR-1 and amount of PDR space to other activities. PDR-2), as detailed in Table 2.3.2. In addition to the project at 808 Brannan Street, detailed Of the approximate 2 million square feet in PDR above, another project is the conversion of PDR space in Showplace Square/Potrero Hill in 2015, space located at 888 Brannan Street into office just below 20% was scattered throughout zoning space. These projects have been built in the UMU districts not specifically geared towards industrial district, created under the Area Plan as a “transi- uses, such as neighborhood commercial (NC) tional” zoning designation that allows for a mixture zones. Roughly 914,120 (45%) were located in of uses, including light industrial, office, and PDR protection districts (PDR-1 and PDR-2) and residential (with higher affordability standards). 37% were in the mixed use UMU district. By comparison, in the Eastern Neighborhoods, the The Planning Department has also undertaken split between PDR space in PDR protection, mixed some legislative action to strengthen PDR zoning use, and other districts is 38%, 34%, and 29%, respectively. According to Co-Star data, asking 4 Data provided by the City of San Francisco’s Real Estate Division.

Table 2.3.1 Square Footage of PDR Space by Zoning District Type, Showplace Square/Potrero Hill and Eastern Neighborhoods, 2015 Eastern Zoning District Type Showplace/Potrero % % Neighborhoods PDR Protection (1) 914,119 45% 3,465,888 38% Mixed Use (2) 754,101 37% 3,098,198 34% Other (3) 377,264 18% 2,669,555 29% Total 2,045,484 100% 9,233,641 100%

1. Districts that primarily allow PDR activities and restrict most other uses. In Central Waterfront, Mission, and Showplace Square/Potrero Hill, these districts include PDR-1 and PDR-2. In East SoMa and West SoMa, they are the SLI and SALI districts, respectively. 2. Transitional districts that allow industrial uses mixed with non-PDR activities such as housing, office,and retail, often with additional requirements on affordability and PDR replacement. Includes UMU in Central Waterfront, Mission, and Showplace Square/Potrero Hill;MUG, MUO, and MUR in East SoMa; and WMUG and WMUO in Western SoMa. 3. Various districts designated for non-industrial uses like residential, neighborhood commercial, and the like. Source: San Francisco Planning Department Land Use Database, March 2016

16 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

Table 2.3.2 Projects Converting PDR Space by Zoning District Type, 2011–2015 Affordable Percent Project Zoning Net PDR Net Office Net Retail Net Units Units Affordable 850-870 BRANNAN Below ST (AKA 888 UMU -113,753 113,753 -4,397 0 0% threshold BRANNAN ST) Below 808 BRANNAN ST UMU -43,881 43,881 0 0 0% threshold 1717 17TH ST & Below UMU -6,130 0 7,000 2 0% 310 CAROLINA ST threshold Total (163,764) 157,634 2,603 2 0%

Source: San Francisco Planning Department Note: Only developments with ten or more units are subject to the City’s inclusionary housing requirements. and enable to location, expansion, and operation that balance. In collaboration with PlaceMade, of PDR businesses. In addition to making it easier an SFMade focused initiative on partnering with for PDR businesses to receive permits and share the city and with private sector developers to retail spaces, the Department created a program create industrial space, a PDR Business Plan was called the Office/PDR Cross-Subsidy Program developed that outlines strategies for providing in June 2014 to allow more office development flexible PDR space typology mix; designing office in certain parcels as a way to subsidize more spaces attractive to design-related technology and development of PDR space (Planning Code section engineering firms that seek to be co-located with 210.3.c). Recognizing the financial difficulties of PDR companies; engaging strategic partners at developing new industrial buildings in large “soft all phases of development and in ongoing opera- site” lots, this program gives developers the ability tions; and focusing on access and pathways to to construct office space in parcels zoned PDR-1 PDR-related jobs at the project site. The Plan also and PDR-2, located north of 20th Street. The par- contains a detailed workforce and hiring strategy cels must be at least 20,000 square feet as long program for potentially generating 450 PDR- as existing buildings are not developed to more related jobs and information about how the office than 0.3 floor-to-area (FAR) ratio. At least 33% of space will work to subsidize the development of the space in the new developments must be dedi- the PDR space. cated to PDR uses. To date, only one development located at 100 Hooper Street has taken advantage of this program.

Located adjacent to the California College of the Arts campus and the Arts and Design Education Special Use District (see Section 7: On-going Efforts), 100 Hooper is set to be a creative mixed- use commercial campus that will present a unique opportunity to leverage the economies of office space and PDR space in the city’s main design district. In addition to strict controls on the ratio of office space to PDR space as mentioned in the Planning Code condition of approvals, the project sponsors had to provide a description of the kind of non-PDR businesses intended for the site and a plan for how they will co-exist with the PDR businesses and any strategies required to achieve

17 Figure 2.3.1 Rendering of 100 Hooper Street

Source: PFAU LONG ARCHITECTURE

2.3.1 PDR Enforcement Planning Department are regarding the conversion of PDR uses to office space, not permitted within Illegal conversions from Production, Distribution these zoning districts. However, some complaints and Repair (PDR) uses have more recently that are filed are either not valid, meaning that become an issue in the Eastern Neighborhood the tenant is either a PDR complying business or Area Plans that the City has sought to resolve. the space was legally converted to office space, In 2015, the Planning Department has received prior to the Eastern Neighborhoods rezoning. For about 44 alleged complaints of violation for illegal these enforcement cases, there is no longer a conversions from PDR to Office space. Forty-two path to legalization; additionally, many of these of these cases were found in the Eastern Neigh- office conversions are not recent, and they did borhoods. Out of the 42 total alleged complaints, not take advantage of the Eastern Neighborhoods nine of the cases were not found to be in violation Legitimization Program. The program was an and six were found to be in violation. In Show- amnesty program that established a limited-time place Square/Potrero Hill, no illegal conversions opportunity whereby existing uses that have oper- from PDR uses were identified. The remaining ated without the benefit of required permits may cases are still pending review. seek those permits. However, this program expired in 2013. In many of the cases, office tenants are hybrid uses where PDR also takes place, but may not be In investigating the alleged violations, the Planning the principal use of the space. If an office use is Department discovered that the building permit confirmed to be in operation, Planning encourages histories often included interior tenant improve- the company to alter their business practice to fit ments without Planning Department review. within the PDR zoning categories or vacate the These permits do not authorize a change of use to property. Generally, the complaints filed with the office. To prevent future unauthorized conversions

18 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

of PDR space the Planning Department worked has available for them to utilize prior to leasing a proactively with the Department of Building property. The training also outlined the enforce- Inspection (DBI). Over the course of 2015, ment process, including the process for requesting Planning worked with DBI during project intakes a Letter of Determination for appropriate use of to better understand the routing criteria and how PDR space. Future trainings will occur based on to ensure Planning review. Both departments’ IT interest. divisions worked together to create a flag in the Permit Tracking System (PTS) to alert project 2.4 Employment intake coordinators of potential illegal conversions. This is a pilot program that can be expanded at Showplace Square/Potrero Hill added employment a later date to include other Zoning Districts if across all land use types tracked by the Planning necessary. Planning and DBI continue to work Department between 2011 and 2015, following together to monitor this process and plan to meet a trend that has taken place in San Francisco and regularly to discuss additional steps to prevent the Bay Area. This growth in employment reflects future conversions. a rebound in the regional economy following the “Great Recession” of the previous decade, but Planning works collaboratively with the Mayor’s also the robust growth in high technology sectors Office of Economic Workforce and Development and related industries in recent years.5 Altogether, (OEWD). When Planning receives inquiries or employment in Showplace Square/Potrero Hill complaints related to either vacant spaces in PDR grew from roughly 13,000 jobs in 2010 to almost zones or possible unauthorized spaces, requiring a 16,000 in 2015 with a related increase from PDR tenant. Planning informs the property owner 1,045 to 1,090 total establishments, according about PDR complying uses and refers them to to the California Employment and Development OEWD. OEWD currently has a list of PDR comply- Department (EDD). The subsections below discuss ing businesses that are looking to lease spaces the job growth in Showplace Square/Potrero Hill within San Francisco. Additionally, a training for by land use category. real estate brokers was conducted in 2015. The purpose of the voluntary training was to help 5 See annual San Francisco Planning Department Commerce & Industry Inventory, explain what PDR is and what resources Planning 2008–2015.

Table 2.4.1 Employment, Showplace Square/Potrero Hill and San Francisco, Q2 2015 Showplace Square/Potrero Hill San Francisco Landuse Establishments % Jobs % Establishments % Jobs % Cultural, Institutional, 41 4% 1,294 8% 2,010 3% 73,182 11% Educational Medical 157 14% 529 3% 21,833 37% 60,214 9% Office 337 31% 6,754 42% 15,628 27% 293,014 44% Production, Distribution, 242 22% 4,380 28% 5,280 9% 88,135 13% and Repair Retail 202 19% 2,792 18% 8,241 14% 130,550 20% Visitor / 1 0% 1 0% 311 1% 16,688 2% Lodging Other 110 10% 148 1% 4,961 9% 6,953 1% Total 1,090 100% 15,899 100% 58,264 100% 668,736 100%

Source: California Employment Development Department

19 2.4.1 Office Jobs 2.4.4 Employment and Commercial Space Trends The largest increase in jobs in Showplace Square/ Potrero Hill between 2010 and 2015 was in As discussed in the previous section, there are cultural, institutional and educational occupations. approximately 118,902 net square feet in the According to EDD, the neighborhood experienced commercial development pipeline in Showplace a 50% increase in cultural, institutional and edu- Square/Potrero Hill. In part, many of these new cational jobs in those 5 years. Second to cultural, jobs are likely located in commercial space that institutional and educational occupations was was vacant at the end of the recession of the office occupation. The neighborhood experienced previous decade, leading to lower vacancy rates. a 40% increase in office jobs in the last 5 years. Another trend that has been underway that may However, the number of cultural, institutional explain the gain in employment without a parallel and educational and office establishments only increase in commercial space is an overall densi- increased by about 28% and 18% (respectively), fication of employment (in other words, allowing indicating a shift towards cultural, institutional more jobs to be accommodated within a given and educational, and office workplaces with a amount of space). With the increasing cost of land larger number of employees or occupying formerly in locations close to city centers and accessible by vacant space. In 2015, Showplace Square/Potrero transportation infrastructure (as is the case with Hill held about 2% of all of the city’s office jobs the Eastern Neighborhoods), real estate research- and establishments (see Table 2.4.1). ers have tracked an overall densification of employment across several sectors throughout the 2.4.2 Retail Jobs country. This kind of densification can be caused by employees who work from home for some or all San Francisco is also a regional shopping destina- days of the week (and therefore may share office tion and 20% of all jobs are in retail/entertainment space with colleagues) or firms that accommodate (see Figure 2.4.1). There were about 2,800 retail more employees within a given amount of space. jobs in Showplace Square/Potrero Hill, about 18% of total jobs in the area; this also represented 2% 2.4.5 Sales and Property Taxes of all citywide retail jobs. Since the Eastern Neighborhood Area Plans were 2.4.3 PDR/Light Industrial Jobs adopted, the City has also seen sharp increases in collections of sales and property taxes. In Show- Although no longer a center for industry, 13% of place Square/Potrero Hill, sales tax collections San Francisco jobs are in light industrial produc- increased every year from 2011 to 2014, going tion, distribution, or repair (PDR) businesses. from about $3 million to $3.7 million in four These businesses contribute to the city’s economy years, an increase of 22%. By comparison, sales by providing stable and well-paying jobs for the tax collections citywide increased by 21% during 49% of San Franciscans without a four-year this period. Property tax collection also increased college degree (29% only have a high school substantially in the Eastern Neighborhoods. In diploma or less) and by supporting various sectors Showplace Square/Potrero Hill, the city collected of the economy. Of all of the job categories rep- roughly $29.5 million in property taxes in 2008, resented in Figure 2.4.1, PDR jobs were the only the year before the plan was adopted. By 2015, category where there was a loss of jobs between property taxes in Showplace Square/Potrero Hill 2010 and 2015. In 2010 there were 4,529 PDR increased by 62% to $47.8 million, as shown on jobs in Showplace Square/Potrero Hill. In 2015 Table 2.4.3. there were 4,380 PDR jobs in Showplace Square/ Potrero Hill, about a 3% decrease from 2010. The 2015 figures represent about 28% of total jobs in the area or less than 1% of all citywide PDR jobs, as shown in Appendix F.

20 SAN FRANCISCO PLANNING DEPARTMENT Chart 2.4.2 Establishment by Land Use, SS/PH, Q3 2010 and 2015

350 2010 300 2015

250

200

150

100

50

0 CIE Medical Office PDR Retail ShowplaceVisito Square/Potreror Other Hill area plan Monitoring Report | 2016

Figure 2.4.1 ChartJobs by 2.4.1 Land Jobs Use, by Showplace Land Use, Square/Potrero SS/PH, Q3 2010 Hill, and Q3 2015 2010 and 2015

8,000 2010 7,000 2015

6,000

5,000

4,000

3,000

2,000

1,000

0 CIE Medical Office PDR Retail Visitor Other

Source: California Employment Development Department Note: Starting in 2013, the Bureau of Labor Statistics reclassified In-Home Supportive Services (roughly 20,000 jobs citywide) from the Private Household category (classified as “Other”) to other classifications, most of which are captured in this report under “Medical”.

FIGURE 2.4.2 ChartEstablishment 2.4.2 Establishment by Land Use, Showplace by Land Use, Square/Potrero SS/PH, Q3 2010 Hill, andQ3 20102015 and 2015

350 2010 300 2015

250

200

150

100

50

0 CIE Medical Office PDR Retail Visitor Other

Source: California Employment Development Department Note: Starting in 2013, the Bureau of Labor Statistics reclassified In-Home Supportive Services (roughly 20,000 jobs citywide) from the Private Household category (classified as “Other”) to other classifications, most of which are captured in this report under “Medical”.

21 Chart 2.4.1 Jobs by Land Use, SS/PH, Q3 2010 and 2015

8,000 2010 7,000 2015

6,000

5,000

4,000

3,000

2,000

1,000

0 CIE Medical Office PDR Retail Visitor Other Table 2.4.2 Sales Taxes Collected in Showplace Square/Potrero Hill and San Francisco, 2011–2015 Showplace Square/ % change from % change from Year San Francisco Potrero Hill previous year previous year 2011 $3,023,617 – $75,198,021 – 2012 $3,417,790 13.0% $80,709,201 7.3% 2013 $3,484,255 1.9% $84,261,806 4.4% 2014 $3,713,883 6.6% $89,605,413 6.3% 2015 N/A – $94,546,142 5.5% Total $18,555,430 $424,320,583

Source: San Francisco Controller’s Office.

Table 2.4.3 Property Taxes Collected in the Eastern Neighborhoods, 2008 and 2015 Area 2008 2015 Central Waterfront $5,704,111 $10,338,391 East SoMa $46,831,664 $63,172,434 Mission $37,908,346 $58,957,413 Showplace Square/Potrero Hill $29,446,594 $47,803,586 Western SoMa $17,146,718 $24,348,243 Total $137,037,433 $204,620,067

Source: SF Assessor’s Office for 2008 data (assessed values times tax rate of 1.163%) and Tax Collector’s Office for 2015.

3. Housing Plan also encourages housing compatible with the lower density dwellings on Potrero Hill, in scales The provision of adequate housing to residents and densities that reflect the area’s finer-grained of all incomes has long been a challenge in San fabric. The Plan envisioned that as many as Francisco. Over the past five years, however, San 2,700 additional units can be accommodated Francisco epitomized the housing affordability cri- within the plan boundaries. The Showplace sis afflicting American cities and coastal communi- Square/Potrero Hill Plan also recognizes the value ties throughout California. As discussed in the of sound, existing housing stock and call for its previous section, the Bay Area, city, and Eastern preservation. Dwelling unit mergers are strongly Neighborhoods have all seen robust employment discouraged and housing demolitions are allowed growth since the “Great Recession” triggered by only on condition of adequate unit replacement. the financial crisis in 2007. During this period, the city has added housing units much more 3.1 Housing Inventory and New Housing slowly than new employees. As a result, a growing Production and more affluent labor force has driven up the costs of housing, making it increasingly difficult According to the 2010 Census, there were almost for low and moderate income families to remain in 6,400 units in the Showplace Square/Potrero San Francisco. Hill Area Plan boundaries in April 2010; this represents less than 2% of the citywide total. The Showplace Square/Potrero Hill Plan calls for Table 3.1.1 shows that 58 net new units were housing affordable to a wide range of incomes that built in the past five years in Showplace Square/ enhance the mixed-use character of the area. The Potrero Hill, compared with approximately 643

22 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

units built between 2006 and 2010. Of the net 3.2 Housing Development Pipeline new units produced, 2 were conversions from non-residential uses and the rest were completed As discussed above in the Commercial Activity from new construction or alterations. During the chapter, the pipeline should be analyzed along first two years of the reporting period, 2011 and two different categories: projects that have 2012, the construction sector was still recovering submitted planning and building applications from the slow-down of the recession, and only 3 (under review) and projects that have received net units were built. Between 2013 and 2015, entitlements and are either awaiting or are under however, Showplace Square/Potrero added 55 construction. The latter (particularly those under new units, or about 18 units per year. Table 3.1.2 construction) are considered much more likely to shows the citywide figures for comparison. About add residential or commercial capacity to the city’s 1% of the net increase in the City’s housing stock building stock in the short-to-medium term, while in the last five years was in Showplace Square/ under review projects may require clearance from Potrero Hill. Map 4 shows the location of recent environmental review, variances to planning code housing construction. Additional details about restrictions, and discretionary review. In general, these new development projects can be found in the Planning Department estimates that projects Appendix Table B-9. that are currently under construction can take up

Table 3.1.1 New Housing Production, Showplace Square/Potrero Hill, 2011–2015 Units Completed from Units Gained or Lost Net Change in Calendar Year Units Demolished New Construction from Alterations Number of Units 2011 5 2 3 6 2012 – 2 (1) (3) 2013 – (1) 1 2 2014 20 – 7 27 2015 27 1 – 26 Total 52 4 10 58

Source: San Francisco Planning Department Note: Includes all developments in the Plan area during reporting period, including those that did not receive CEQA clearance under Eastern Neighborhoods EIR.

Table 3.1.2 New Housing Production, San Francisco, 2011–2015 Units Completed from Units Gained or Lost Net Change in Number Calendar Year Units Demolished New Construction from Alterations of Units 2011 348 84 5 269 2012 796 127 650 1,319 2013 2,330 429 59 1,960 2014 3,455 95 156 3,516 2015 2,472 25 507 2,954 Total 9,401 760 1,377 10,018

Source: San Francisco Planning Department

23 Fern St Pine St Main St Bush St Powell St 80 Sutter St Geary St Minna St

Mason St

Post St Franklin St Howard St O’Farrell St Geary Blvd Fern St Pine St Webster St Main St Ellis St Bush St Powell St Olive St 80 Market St Sutter St Geary St Minna St Eddy St

Mason St Larkin St

Franklin St Howard St Post St Polk St 308 O’Farrell St 1 2nd St Geary Blvd Ellis St Harrison St ! Gough St Hyde St Mary St 5th St Webster St Olive St Ellis St Buchanan St Laguna St Market StTurk St Eddy St Mission St ! 182282 Larkin St ! Folsom St Polk St Golden Gate Ave ! 26 94 Van Ness Ave 2nd St ! 11 ! 13 ! Ellis St Harrison St ! Gough St 1 Hyde St Mary St 5th St ! Mcallister St ! 25 44 Polk St 1 Brannan St Buchanan St Laguna St Turk St ! Fulton St 6th St Mission St 182 Grove St Folsom St 19 282 26 14 Golden Gate Ave 14 66 King St Van Ness Ave 20 Langton St Hayes St ! 23 47 8th St Mcallister St 25 1 Polk St Fell St ! Bluxome St 9th St San Fulton St 6th St Grove St Bryant St 10th St Oak St Page St King St Francisco 20 Langton St Berry St Hayes St Map 4 8th St Fillmore St Haight St Pierce St 10New Housing Production ShowplaceSteiner St Square/Potrero Hill, 2011–2015 Bay Mission Rock St Otis St Fell St Scott St Bluxome St Harrison St 9th St Divisadero St 12th St China Basin St Townsend St Channel 7th St Bridgeview Way Oak St Page St 10th St Duboce Ave Sixth St

Fillmore St Haight St 4th St Pierce St Steiner St 101 13th St Fifth St Berry St Erie St Mission Rock St Otis St Sanchez St Scott St Harrison St Bryant St

Divisadero St 12th St Ramona Ave 14th St China Basin St 280 Brannan St 1 Alameda St

Channel Bridgeview Way 7th St 202 ! ! ! Hooper St Henry St Townsend St 40 Irwin St Duboce Ave De Haro St Guerrero St 16 39Sixth St 1 15th St 101 !! 4th St 13th St ! Fifth St Erie St Utah St Hubbell St Sanchez St ! 1 12 Ramona Ave 14th St Beaver St Alameda St 280 !

Albion St

Hoff St

Florida St 17th St 194 16th St 20 39 Hooper St Treat Ave ! Henry St 40 States St Chula Ln Irwin St De Haro St Guerrero St 15th St 25 16 Mariposa St

Utah St Hubbell St 16th St Hampshire St 105

Kansas St 18th St Beaver St Ford St ! Illinois St

Oakwood St Albion St 18th St Hoff St 41 17th St

Hartford St

Tennessee St 196

Valencia St States St Chula Ln Linda St 19th St ! Hancock St Mariposa St 19th St ! 16

1 Pennsylvania Ave Hampshire St 1 Michigan St 1 Missouri St

Florida St Castro St ! ! 101 ! 20th St Treat Ave 18th St 106 Ford St

20thIllinois St St

Oakwood St 18th St 1 Capp St

Eureka St 1

South Van Ness Ave ! Folsom St ! Hartford St 2

Tennessee St !1961 Arkansas St

Valencia St Linda St ! 17 Dolores St Hancock St 19th St Liberty19th St St Mission St 16 21st St 22nd St 1 1 Rhode Island St

Pennsylvania Ave

Michigan St Missouri St ! ! 1 Castro St 101 20th St ! Carolina St 2 Bryant St 18 20th St Hill St !

Capp St

Eureka St Hill St

South Van Ness Ave 1 Treat Ave

Shotwell St Folsom St 22nd St 1 ! ! Indiana St

Arkansas St

Dolores St

Diamond St Liberty St Mission St 21st St 22nd St Church St

Texas St Alvarado St Rhode Island St Fair Oaks St San 22nd St 23rd St 8 24th St Carolina St York St 39 114 1 ! Utah St !32 Hill St ! 1 24th St Francisco Bryant St Hill St York St 3rd St

Shotwell St Maryland St Noe St Indiana St Bay 25th St

Diamond St

Lilac St

Church St Alvarado St 23rd St Texas St Fair Oaks St 1 Vermont St Virgil St 24th St ! 26th St 25th StUtah St 1 !

9 24th St 3rd St

Clipper St 26th St Maryland St 1 Cesar Chavez St Noe St 25th St !

Lilac St Marin St Jersey St Virgil St 26th St 25th St 27th St Napoleon St 11 Clipper St 26th St Duncan St Cesar Chavez St

Net Units Net Units Marin St 27th St Precita Ave Note: Projects that added Peralta5 or more Ave net new units. Duncan St

24 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

to two years to be ready for occupancy, entitled The current housing pipeline is much more robust projects can take between two and seven years, than it was at the end of 2010, shown in the while projects under review can take as many as previous Monitoring Report. In that year, only 9 ten years, if they are indeed approved. projects (with a total of nine units) were under construction, 11 projects with 81 units were The pipeline for new housing development entitled, and 8 projects with 1,651 units were in Showplace Square/Potrero as of the end of under review. As of the end of 2015, four times 2015 is 4,511 units, of which 2,645 are under as many projects were under review for more than review. Sixty-five units are entitled and 1,801 are two times the number of units, reflecting a much currently under construction, as shown on Table stronger market and willingness by developers to 3.2.1. The pipeline for the Showplace Square/ build new housing. Potrero accounts for 3% of the total number of projects in the city and 7% of the number of units, Map 5 shows the location of these proposed which suggests that new projects are of a slightly housing projects by development status. Appendix bigger scale than housing developments in the Table C-9 provides a detailed list of these housing pipeline for San Francisco as a whole. pipeline projects.

Table 3.2.1 Housing Development Pipeline, Showplace Square/Potrero Hill and San Francisco, Q4 2015 Showplace Square/Potrero Hill San Francisco

Development Status No. of No. of No. of Units No. of Units Projects Projects

Construction 1,808 9 8,816 232 Planning Entitled 84 18 31,546 353 Planning Approved 2 3 27,617 80 Building Permit Filed – – 1,529 36 Building Permit Approved/ Issued/ Reinstated 82 15 2,400 237 Under Review 2,634 34 21,752 708 Planning Filed 2,537 16 17,575 206 Building Permit Filed 97 18 4,177 502 Total 4,526 61 62,114 1,293

Source: San Francisco Planning Department Note: Includes all residential developments in the pipeline as of December 31, 2015, including those that did not (or will not) receive CEQA clearance under Eastern Neighborhoods EIR.

25 Fern St 11,731 23,505 Pine St Main St Powell St 136,745 Bush St 23,370 80 9,843 -42,650 Sutter St 702,067 -8,010 Geary St Minna St Mason St 25,570 623,300 Post St Franklin St 79,054 Howard St O’Farrell St Geary Blvd 66,685 69 34 85 669 Fern St 37 17 Webster St 603 5,082 Ellis St 15,000 Pine St Olive St 119 Main St 92,072 -11,521 Powell St 127 80 Bush St 6 54 403 12,200452 Market St 135 94 140 Sutter St Eddy St -6,116 46Geary St Minna St -28,690 169,834 53,145 398 Larkin St -17,041 9 9 Mason St 185 545 -18,085 Polk St 355 237,300 171,650 Post St Franklin St 10,100Howard St -12,000 Entitled O’Farrell St 170 574,800 72,660 2nd54,977 St Ellis St Harrison St Geary Blvd Gough St Hyde St 5th St 42 179 9,675 -38,720 UnderMary Construction St Webster St 28Ellis St 170 Buchanan St Olive St Laguna St 89 -7,000 110 Market StTurk St 65,755-15,500 Under Review 2827 9 Mission St 120 Eddy St Folsom St

Larkin St 229 37 -5,924 Polk St Golden316 Gate Ave 63,820 -29,850 95 137 Van Ness Ave 78 688 2nd St -6,765 -47,476 43,845 Ellis St 49 85 Harrison St 5,445 101,335 Gough St Hyde St 13,180 30,000 186 McallisterMary St St 5th St 304 26 Polk St 79 -17,039 -11,696 Brannan St Buchanan St 74 Laguna St 52 30 6,799 Turk St 98 90 83 Fulton St -127,558 6th St 129,669 202 Mission St Grove St 662,256 47 13 Folsom St 164 114 King St Golden Gate Ave 69 44 -9,081 Langton St 526,802 Van Ness Ave 39 Hayes St 15 1,526,810 38 10,050 8th St 9123 5,354 Mcallister St 139 501 8 5 22 -14,843 1,950,000 37 Fell St Polk St 9 Bluxome St 8 162 8 10,081 32,500 23,000 104 477,318 9th St San 264,000 550 6th84 St 104 Fulton St 41 44 36,571 Bryant St Grove St 29 429 100 230 312 -8,37610th St 56,700 5 Page St -30,400 255,082 Oak St King St Francisco Berry St 9 18 Langton St Hayes St Map 5 1286 28,090 -32,275 121 8th St Fillmore St Haight St -18,233 54,754 112 Pierce St 42 Steiner St 1,500 Mission Rock St 110180 Housing Development Pipeline by Development Status, Showplace Square/PotreroOtis St Hill, Q4 2015 Bay Fell St 24 28 Scott St 7,630Bluxome St 5,471 Harrison St

550 9th St Divisadero St 12th St China 380,999Basin St 182 35 37 Townsend St Channel

152 Bridgeview Way 584 7th St 12 5 767 6 Oak St Page St 42 15 Duboce Ave 423,000 10th St 182 Sixth St 450 354 4th St Fillmore St Haight St 101 13th St Fifth St Pierce St Steiner St Berry St -7,299 Erie St Mission Rock St 160 Otis St Sanchez St Scott St 100 220 557 427,255 245,000 9 Harrison St Bryant St Ramona Ave 15,405 Divisadero St 14th St 12th St China Basin St 10,250 Alameda St 280 12 Brannan St 710,486 7th St Channel39,920 Bridgeview Way 28 Hooper St 23,000 Henry St 16,000 13,300 Irwin St De Haro St Duboce Ave Townsend St Guerrero St 15th St 36 Sixth St

4th St

101 Utah St Hubbell St 13th St Fifth St Erie St 671 -84,532

Sanchez St 6,715 -9,237 7 Ramona Ave 14th St Beaver St 680,000 20 Alameda St Albion St280 -11,666

Hoff St 16th St Florida St 17th St 6 8 54 27 60 23 Treat Ave Chula Ln Hooper St 170,733 Henry St States St Irwin St De Haro St Guerrero St 9 12 15th St Mariposa St 87 470

Hampshire St Utah St Hubbell St -70,734 -15,699 9 12 331 16th172 St 28 18th St -31,976 72 Ford St Kansas St 30 395 Illinois St

Beaver St Oakwood St 18th St

Albion St Hoff St 17th St 46 41 Hartford St 147 9

Tennessee St

Valencia St Linda St 19th St States St Chula Ln Hancock St 37 -34,736 24 27 Mariposa St 19th St

Pennsylvania Ave

Michigan St Missouri St

Hampshire St Castro St 17 299 9 Florida St 101 20th St 2,492,050 16 Treat Ave 18th St Ford St 59 20th St

Capp St Illinois St

Eureka St Oakwood St 18th St

South Van Ness Ave

Folsom St

Hartford St

Arkansas St

Tennessee St

62 Dolores St Valencia St Linda St 6 Liberty St Mission St Hancock St 19th St 19th St 21st St 22nd St Rhode Island St

Pennsylvania Ave

Michigan St Missouri St

Carolina St

Castro St

20th St Bryant St 6 Hill St 47,575 20th St Hill St 30,000 -63,076

Capp St Treat Ave

Eureka St Shotwell St

South Van Ness Ave 22nd St Indiana St

Folsom St 9 9 Arkansas St 91

Diamond St

Dolores St

Mission St 9 Liberty St Church St 21stAlvarado St St 9 22nd St Texas St 7,782 Fair Oaks St 9 Rhode Island St 23rd St San 24th St

York St

5 22nd St Utah St 16 Carolina St Hill St 250 24th St Francisco 13,940

Bryant St

York St Hill St 994 3rd St Maryland St

Noe St Shotwell St 25th St Indiana St Bay

Diamond St 49 Lilac St

Church St

23rd St Texas St

Alvarado St Virgil St Fair Oaks St Vermont St 28 24th St 26th St

6 25th StUtah St 35 5 24th St Clipper St 5,575 -30,653rd St 6 26th St Cesar Chavez St 81,979 Maryland St Noe St 25th St 5 Marin St Jersey St Lilac St 55 Virgil St 26th St 27th St 25th St Napoleon St Clipper St 165 Duncan St 726th St Cesar Chavez St 65,350 29 44

Marin St 27th St Entitled Precita Ave Under ConstructionPeralta Ave Duncan St Under Review

Note: Only includes residential developments with 5 or more units.

26 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

3.3 Affordable Housing in Showplace the inclusionary housing program specified in Square/Potrero Hill Section 415 of the Planning Code. This program requires that developments of 10 or more units San Francisco and Showplace Square/Potrero Hill of market rate housing must restrict 12% of the have a number of policies in place to facilitate the units to families earning below 55% of AMI (for development of affordable housing. This section rental units) or 90% of AMI (for ownership units). describes some of these policies and shows the Developers can opt to build the units “off-site” (in extent to which affordable housing was built in the a different building), within a 1-mile radius from Plan area over the pasts five years. the original development, as long as units are sold to households earning less than 70% of AMI. In 3.3.1 New Affordable Housing Production this case, the requirement is increased to 20% of the total number of units in the two projects. The The City of San Francisco has a number of pro- income and rent limits for housing units managed grams to provide housing opportunities to families by the Mayor’s Office of Housing are included in whose incomes prevent them from accessing Appendix G. market-rate housing. The San Francisco Housing Authority (SFHA) maintains dozens of properties The Mayor, Board of Supervisors, Planning throughout the City aimed at extremely low (30% Department, and Mayor’s Office of Housing have of AMI), very low (50% of AMI) and low (80% recently passed or introduced legislation to further of AMI) income households. Households living expand the supply of affordable housing through- in SFHA-managed properties pay no more than out the City. The City currently has legislation to 30% of their income on rent, and the average encourage the development of accessory dwelling household earns roughly $15,000. Four of these units (ADUs) within existing residential buildings properties are located within the Eastern Neighbor- in Supervisor Districts 3 and 8. These ordinances hoods boundaries: two in the Mission, located at remove obstacles to the development of ADUs, 390 Valencia Street and 3138 Kamille Court; and including density limits and parking requirements, two in Potrero Hill, located at 911 Missouri Street in order to incentivize a housing type that has and 1095 Connecticut Street (Potrero Annex). been identified as a valuable option for middle- class households that do not require a lot of The City has also launched HOPE SF, a partner- space. A proposal to expand a similar policy to the ship between the SFHA, the Mayor’s Office of rest of the City is currently under discussion. Housing and Community Development (MOHCD), community organizations, real estate developers, Another policy that has the potential to add and philanthropies to redevelop some of the thousands of units of affordable housing to the more dilapidated public housing sites into vibrant city’s stock is the Affordable Housing Bonus mixed-income communities with a central goal of Program, which is currently under review by the keeping existing residents in their neighborhoods. City. As one of the legislative options, the program One of the Hope SF projects, Potrero Terrace/ would allow developers in certain areas to build Annex is located in the Eastern Neighborhoods an additional two stories above what is allowed by (Showplace Square/Potrero Hill). MOHCD also their height limit district, in exchange for providing maintains a number of funding programs to pro- additional affordable housing, with a special focus vide capital financing for affordable housing devel- on middle-income households. With the exception opments targeting households earning between 30 of 100% affordable projects, the Bonus Program and 60% of AMI, low-income seniors, and other would not apply to parcels in the Eastern Neigh- special needs groups. In most cases, MOHCD borhoods, as most do not currently have density funding is leveraged to access outside sources of restrictions. The program is intended to expand funding, such as Federal Low Income Housing housing development options outside of the East- Tax Credits, allocated by the State. ern Neighborhoods, where housing development has been limited in recent decades. One of the most powerful tools to promote afford- able housing development in San Francisco is

27 In addition to the Citywide programs described requirements in many of its zoning districts, above, the Eastern Neighborhoods Area Plans particularly those well-served by public transit and also placed a high priority on the production and pedestrian and bike infrastructure. protection of affordable housing, and created poli- cies to expand access to housing opportunities to 3.4 Net New Affordable Housing Production low and moderate-income families. For example, market-rate housing developments in the Urban As discussed in this report’s introduction, expand- Mixed Use (UMU) district are required to restrict ing access to affordable housing opportunities was between 14.4 and 17.6% of their units to families a high priority for the communities in the Eastern at or below 55% of AMI for rental and 90% of Neighborhoods during the planning process, and AMI for ownership, depending on the amount of it has only gained more urgency in recent years. “upzoning” given to the property by the Plans. If Showplace Square/Potrero Hill, along with the these units are provided off-site, the requirement other Eastern Neighborhood Area Plans has been ranges from 23 to 27%. In the UMU and Mission a symbol of the pressures of exploding housing NCT district, developers also have the option of costs on neighborhood stability and character. dedicating land to the City that can be developed As Table 3.4.1 shows, only seven affordable units as 100% affordable projects. were built during the 2011-15 five-year monitor- ing period. About half of these units (3) were built Developers also have the option of paying a fee within a quarter-mile of Jackson Park. Five of the in lieu of developing the units themselves, which total seven units are considered to be only “natu- the City can use to finance the development of rally affordable.” Typically, these are smaller units 100% affordable projects. Funds collected through and are sometimes referred to as “granny units” these “in-lieu fees” are managed by the Mayor’s and are affordable to households with moderate Office of Housing and Community Development incomes (80-120% AMI), however, these units and can be spent anywhere in the City. However, are not income-restricted. The two inclusionary 75% of fees collected in the Mission NCT and units built between 2011 and 2015, as a part East SoMa MUR districts are required to be spent of the construction of 1717 17th Street with 20 within those districts themselves. The Plans also units, make up about 3% of the 58 net new units require bedroom mixes in its mixed use districts to built in Showplace Square/Potrero Hill (shown in encourage 2- and 3-bedroom units that are suit- Table 3.1.1), lower than the inclusionary housing able to families, including the units sold or leased minimum of 12%. The two units were made at below-market rates. Lastly, in order to reduce affordable to moderate households (80-120% the costs and incentivize housing production, AMI). the Plans removed density controls and parking

Table 3.4.1 Net New Affordable Housing Production, Showplace Square/Potrero Hill, 2011–2015 Calendar Year Public Subsidy Inclusionary Secondary Units Total 2011 – – 1 1 2012 – – – – 2013 – – 1 1 2014 – 2 3 5 2015 – – – – Total – 2 5 7

Source: San Francisco Planning Department and Mayor’s Office of Housing and Community Development Note: Secondary units are considered “naturally affordable” and are not income restricted like units produced through the inclusionary housing program or through public subsidies.

28 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

The percentage is lower than the minimum 10 units are exempt from the inclusionary housing because three projects, including 1717 17th requirement. Street (shown on Table 3.4.3), chose to pay a fee to the City equivalent to 20% of the total number The inclusionary housing production in Showplace of units rather than building the units on-site. This Square/Potrero Hill accounts for less than 1% of fee raised nearly $1.3 million for the City’s hous- the citywide production (853 units, as shown in ing development program managed by MOHCD. Table 3.4.2 between 2011 and 2015). Because New affordable units are estimated to cost roughly no publicly subsidized developments were com- $550,000 in construction costs (not including pleted in this period, Showplace Square/Potrero land), towards which MOHCD contributes about Hill only built 0.3% of the city’s affordable units $250,000, requiring the developer to raise the (2,735) during the period. Looking into the future, rest from Federal, State, and other sources. There- Showplace Square/Potrero Hill has 168 affordable fore, it is estimated that the “in-lieu fees” collected entitled units in the pipeline, including 160 that in Showplace Square/Potrero Hill in this period, are already under construction, compared to the if successfully leveraged into additional external 7,120 citywide entitled units (2%). funding and used to build projects on publicly controlled land, could yield an additional two to three units.6 Moreover, projects with fewer than

6 The development costs of affordable housing units are rough estimates based on recent projects that have received assistance from MOHCD.

Table 3.4.2 Net New Affordable Housing Production, San Francisco, 2011–2015 Calendar Year Public Subsidy Inclusionary Secondary Units Total 2011 141 4 60 205 2012 377 98 38 513 2013 464 216 30 710 2014 449 249 57 755 2015 213 286 53 552 Total 1,644 853 238 2,735

Source: San Francisco Planning Department and Mayor’s Office of Housing and Community Development Note: Secondary units are considered “naturally affordable” and are not income restricted like units produced through the inclusionary housing program or through public subsidies.

Table 3.4.3 Housing Developments Opting for Affordable Housing “In-lieu” Fee, Showplace Square/Potrero Hill, 2011–2015 ADDRESS YEAR TOTAL FEE AMOUNT 1717 17TH ST 2012 $174,697 310 CAROLINA ST 2013 $1,119,205 520 9TH ST 2015 $589,802 Total $1,293,902

Source: San Francisco Mayor’s Office of Housing

29 Fern St Pine St Main St Bush St Powell St 80 Sutter St Geary St Minna St

Mason St

Post St Franklin St Howard St O’Farrell St Fern St Pine St Geary Blvd Main St Bush St Powell St 80 Webster St Olive St Ellis St Sutter St Geary St Minna St Market St Mason St Eddy St Post St Franklin St Howard St O’Farrell St Larkin St Polk St Geary Blvd 2nd St

Webster St Ellis St Ellis St Harrison St Olive St Gough St Hyde St Mary St 5th St Market St

Buchanan St Laguna St Eddy St Turk St Larkin St Mission St 27 Polk St Folsom St 2nd St Golden Gate Ave 1 4 19 Ellis St Harrison St Van Ness Ave 40 Gough St Hyde St Mary St 5th St 2 44 25 Buchanan St Laguna St Mcallister St

Turk St Polk St 44 Brannan St Mission St 27 Fulton St Folsom St 6th St Grove St Golden Gate Ave 1 4 19 Van Ness Ave 40 2 King St 44 Langton St 25 Hayes St Mcallister St 8th St

Polk St 44 2 San Fulton St Fell6th St St Bluxome St Grove St 9th St Bryant St King St Francisco Langton St 10th St Hayes St Map 6 Oak St Page St 8th St Berry St 2New Affordable Housing, Showplace Square/Potrero Hill, 2011–2015 Bay Fillmore St Haight St Fell St Pierce St Steiner St Bluxome St Mission Rock St 9th St Otis St Scott St Harrison St

Divisadero St 12th St China Basin St Oak St Page St Townsend St Channel 7th St Bridgeview Way 10th St

Fillmore St Haight St Pierce St Steiner St Duboce Ave Berry St Mission Rock St Sixth St Otis St 4th St Scott St 101 13th St Fifth St Harrison St Bryant St Erie St

Sanchez St Divisadero St 12th St China Basin St Brannan St Ramona Ave 14th St 7th St Channel Bridgeview Way Alameda St 280 40 6 Duboce Ave Townsend St Sixth St Hooper St 101 7 4th St Irwin St 13th St Henry St Fifth St De Haro St Erie St Guerrero St 2 15th St

Sanchez St

Utah St Hubbell St

Ramona Ave 14th St Alameda St 280 1 Beaver St

40 Albion St 6 Hoff St 16th St Hooper St Florida St 2 17th St Henry St 7 Irwin St Treat Ave De Haro St Guerrero St 2 15th St States St Chula Ln

Utah St Hubbell St 16th St Mariposa St

Hampshire St Beaver St Kansas St 18

Albion St

Hoff St 18th St Ford St 2 17th St Illinois St

Oakwood St 18th St

Chula Ln Hartford St

States St Tennessee St 39

Valencia St MariposaLinda St St 19th St Hancock St 2 Hampshire St 19th St

Florida St

Pennsylvania Ave

18 Michigan St Treat Ave 18th St Missouri St Ford St Castro St 101 20th St

Illinois St

Oakwood St 18th St 20th St

Hartford St

Capp St

Eureka St

South Van Ness Ave

Tennessee St Folsom St 39

Valencia St Linda St

Hancock St 19th St 19th St 2 Arkansas St

Dolores St

Mission St

Liberty St Pennsylvania Ave Michigan St 21st St 22nd St Missouri St Castro St 101 20th St Rhode Island St

20th St Carolina St

Bryant St

Capp St Eureka St Hill St South Van Ness Ave Folsom St Hill St

Treat Ave 22nd St Shotwell St Arkansas St Indiana St

Dolores St Liberty St Mission St 21st St 22nd St

Rhode Island St Diamond St San Church St 22nd St Texas St Alvarado St Carolina St Fair Oaks St 23rd St 5 24th St Hill St York St Francisco Utah St

Bryant St Hill St York St 4

Shotwell St 24th St

Indiana St

Bay 3rd St

Maryland St Noe St 25th St

Diamond St

Church St Alvarado St 23rd St Texas St Fair Oaks St

Vermont St Lilac St 24th St

Utah St Virgil St 26th St 25th St

24th St 3rd St

Maryland St Noe St 25th St Clipper St 26th St Cesar Chavez St

Jersey St Lilac St Virgil St 26th St Marin St 25th St 27th St Clipper St Napoleon St 26th St Cesar Chavez St Duncan St

! Inclusionary affordable units in market-rate project Marin St 27th St Precita Ave ! 100% AffordablePeralta AveProject Duncan St

! Market-rate Project with Inclusionary Housing ! 100% Affordable Project

30 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

3.5 Housing Stock Preservation for low income households. Appendix H includes a list of SRO properties and number of residential The Showplace Square/Potrero Hill Plan supports units. the preservation of the area’s existing housing stock and prohibits residential demolitions unless The following subsections document the trends these would result in sufficient replacement of in these various types of changes to the housing housing units. Demolitions are also restricted to stock in Showplace Square/Potrero Hill and San ensure the preservation of affordable housing and Francisco between 2011 and 2015 and compar- historic resources. ing the most recent five years with the preceding 5-year period. A neighborhood’s housing stock can also change without physical changes to the building structure. 3.5.1 Units Lost to Alteration or Demolition Conversions of rental housing to condominiums can turn housing that is rent controlled and poten- In this most recent reporting period, seven units tially accessible to moderate income households were lost in Showplace Square/Potrero Hill (Table to housing that can be occupied by a narrower set 3.5.1) or about 0.6% of units lost citywide. All of of residents, namely, those with access to down the units lost in Showplace Square/Potrero Hill we payment funds and enough earning power to lost due to one correction to official records and purchase a home. Lastly, rental units can be “lost” six due to demolitions. Table 3.5.2 shows San to evictions of various types, from owners moving Francisco figures for comparison. in to units formerly occupied by tenants to the use of the Ellis Act provisions in which landlords 3.5.2 Condominium Conversions who wish to no longer rent their property can evict tenants. The type of housing opportunities determines the type of people who live in the neighborhood. For One important priority of the Plan’s housing stock example, single-family homes tend to support preservation efforts is to maintain the existing families and/or larger households, which are stock of single room occupancy (SRO) hotels, typically homeowners, while flats or apartments which often serve as a relatively affordable option tend to be occupied by a single-person or smaller

Table 3.5.1 Units Lost, Showplace Square/Potrero Hill, 2011–2015 Units Lost Through Alterations by Type of Loss Units Calendar Illegal Correction Units Total Units Merged Units Total Year Units to Official Demolished Lost into Larger Converted Alterations Removed Records Units 2011 – – – – – 2 2 2012 – – – – – 2 2 2013 – – 1 – 1 1 2 2014 – – – – – – – 2015 – – – – – 1 1 Total – – 1 – 1 6 7

Source: San Francisco Planning Department

31 Table 3.5.2 Units Lost, San Francisco, 2011–2015 Units Lost Through Alterations by Type of Loss Units Total Calendar Correction Units Illegal Units Merged Units Total Units Year to Official Demolished Removed into Larger Converted Alterations Lost Records Units 2011 39 22 1 3 65 84 149 2012 2 23 1 1 27 127 154 2013 70 38 2 0 110 427 537 2014 24 20 1 0 45 95 140 2015 100 12 1 3 116 25 141 Total 235 115 6 7 363 758 1,121

Source: San Francisco Planning Department

households, which are largely renters; group hous- Square/Potrero Hill as of 2014, about the same ing and assisted living quarter are housing types figure as in 2010.7 available for the elderly and people who have disabilities. Table 3.5.3 shows that in the last five years, 64 units in 25 buildings in Showplace Square/Potrero Condo conversions increase San Francisco’s Hill were converted to condominiums. In all, homeownership rate, estimated to be at about approximately 3% of all rental units in Showplace 37% in 2014, about the same in 2010. However, Square/Potrero Hill were converted to condomini- condo conversions also mean a reduction in the ums between 2011 and 2015. This represents city’s rental stock. Compared to the rest of the one percent of all condo conversions citywide. city’s share of renters (67%), Showplace Square/ Potrero Hill has a comparable share of renters. In 2014, an estimated 74% of households in Show- 7 The following 2010 census tracts were used to approximate the Showplace Square/ place Square/Potrero Hill were renters. Almost 7% Potrero Hill Area Plan boundaries: 178.02 and 180.00. According to the 2006-2010 American Community Survey, there are roughly 2,550 renter-occupied units in Showplace of San Francisco’s rental units are in Showplace Square/Potrero Hill.

Table 3.5.3 Condo Conversion, Showplace Square/Potrero Hill and San Francisco, 2011–2015 Showplace Square/Potrero Hill Showplace Square/Potrero Hill San Francisco Year as % of Citywide Total No of Bldgs No of Units No of Bldgs No of Units No of Bldgs No of Units 2011 3 7 200 472 2% 1% 2012 8 18 201 488 4% 4% 2013 2 5 147 369 1% 1% 2014 7 18 239 727 3% 2% 2015 5 16 149 500 3% 3% Totals 25 64 936 2,556 3% 3%

Source: San Francisco Department of Public Works

32 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

3.5.3 Evictions 3.6 Jobs Housing Linkage Fee Program (JHLP) Evictions by owners that choose to move in to their occupied rental units or use the Ellis Act Prompted by the Downtown Plan in 1985, the provisions to withdraw their units from the rental City determined that large office development, by market also cause changes to the housing stock. increasing employment, attracts new residents These evictions effectively remove units from and therefore increases demand for housing. In the rental housing stock and are, in most cases, response, the Office Affordable Housing Produc- precursors to condo conversions. tion Program (OAHPP) was established in 1985 to require large office developments to contribute to a Table 3.5.4 shows that owner move-ins led fund to increase the amount of affordable housing. to evictions in 39 units. Similarly, Ellis Act In 2001, the OAHPP was re-named the Jobs- withdrawals led to 17 evictions during the most Housing Linkage Program (JHLP) and revised to recent reporting period. Owner move-in evictions require all commercial projects with a net addition and Ellis Act evictions in Showplace Square/ of 25,000 gross square feet or more to contribute Potrero Hill accounted for 3% each of the citywide to the fund. Between fiscal year 2011/12 and total between 2011 and 2015. Other types of 2015/16, commercial developments in Showplace evictions, also tabulated in Table 3.5.4, include Square/Potrero Hill generated roughly $478,500 evictions due to breach of rental contracts or non- to be used for affordable housing development payment of rent; this could also include evictions by the city, as shown in Table 3.6.1. Based on to perform capital improvements or substantial the MOHCD estimate of $550,000 (not including rehabilitation. the cost of land) required to build one affordable

Table 3.5.4 Evictions, Showplace Square/Potrero Hill and San Francisco, 2011–2015 Showplace Square/Potrero Hill Showplace Square/Potrero Hill San Francisco as % of Citywide Total Year Owner Owner Owner Ellis Act Ellis Act Ellis Act Move Other Move Other Move Other Withdrawal Withdrawal Withdrawal In In In 2011 4 4 16 123 54 1102 3% 7% 1% 2012 8 2 13 172 99 1343 5% 2% 1% 2013 7 1 15 275 229 1368 3% 0% 1% 2014 9 5 16 315 101 1550 3% 5% 1% 2015 11 5 12 425 142 1518 3% 4% 1% Totals 39 17 72 1,310 625 6,881 3% 3% 1%

Source: San Francisco Rent Board Note: Evictions classified under “Other” include “at fault” evictions such as breach of contract or failure to pay rent.

Table 3.6.1 Jobs Housing Linkage Fees Collected, Showplace Square/Potrero Hill, FY 2011/12–2015/16 Fiscal Year Revenue 2011–12 $– 2012–13 $414,222 2013–14 $– 2014–15 $64,287 2015–16 $– Total $478,509

Source: Department of Building Inspection as of 6/1/16

33 housing unit, the fees collected in the 2014-2015 4.1 Transportation Improvements – fiscal year could potentially contribute to one EN Trips affordable unit. The Eastern Neighborhoods Transportation Implementation Planning Study (EN TRIPS) 4. Accessibility and Transportation Report assessed the overall transportation needs for the Eastern Neighborhoods and proposed a set As the only arterial that runs in the east-west of discreet projects that could best address these direction and connects the North Mission, needs in the most efficient and cost beneficial Showplace Square, and Mission Bay, the 16th manner. EN Trips identified three major projects Street corridor is the focus of a number of compet- for prioritization: ing demands. At present, car use remains the predominant mode of travel to work for employed 1) Complete streets treatment for a Howard residents of Showplace Square and Potrero Hill Street / Folsom Street couplet running (Table 4.1.1). The 2010-2014 American Com- between 5th and 11th Street munity Survey estimated that 47% of Showplace 2) Complete streets and transit prioritization Square/Potrero Hill residents commuted by car, improvements for a 7th Street and 8th Street while 24% used transit. About 8% walked to work couplet running between Market and Har- and 8% reported biking. The number of people rison Street in East Soma working from home was estimated at 9%. 3) Complete streets and transit prioritization improvements for 16th Street (22-Fillmore) Compared to the city as a while, Showplace running between Church Street and 7th Square/Potrero Hill commuters travelled by car Street. more and less by transit. Citywide, 44% of com- muters travel by car and 33% by transit; 10% Other broader improvements were also discussed walked to work, 4% biked, and 2% commuted including street grid and connectivity improve- by other means; only 7% however worked from ments through the northeast Mission and home. Showplace Square, bicycle route improvements

Table 4.1.1 Commute Mode Split, Showplace Square/Potrero Hill and San Francisco, 2011–2015 Showplace Square/Potrero Hill San Francisco Showplace Square/Potrero Transport Mode No of No of % % Hill as % of San Commuters Commuters Francisco Car 4,234 47% 199,470 44% 2% Drove Alone 3,675 41% 165,151 36% 2% Carpooled 559 6% 34,319 8% 2% Transit 2,132 24% 150,222 33% 1% Bike 752 8% 17,356 4% 4% Walk 703 8% 46,810 10% 2% Other 306 3% 10,579 2% 3% Worked at Home 843 9% 32,233 7% 3% Total 8,970 100% 456,670 100% 2%

Source: 2014 American Community Survey 5-year estimate

34 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

throughout particularly along 17th Street, and and streetscape improvements and describes mid-block signalizations and crossings in South of streetscape requirements for new development. Market. Major themes and ideas include distinctive, unified streetscape design, space for public life, 4.2 Pedestrian and Bicycle Improvements enhanced pedestrian safety, universal design and accessibility, and creative use of parking lanes. The Potrero Hill Neighborhood Transportation The Better Streets Plan only describes a vision for Plan (Potrero NTP) developed a community-based ideal streets and seeks to balance the needs of all transportation plan for the southern Potrero Hill street users and street types. Detailed implementa- neighborhood of San Francisco, identifying multi- tion strategies will be developed in the future modal transportation priorities at the neighborhood based on specific project proposals. scale and working with stakeholders to prioritize near and mid-term improvements. A central In 2014, San Francisco adopted Vision Zero, a component of the Potrero Hill Neighborhood commitment to eliminating traffic-related fatalities Transportation Plan addresses traffic calming and by 2024. The City has identified capital projects to pedestrian realm improvements. The preliminary improve street safety, which will build on existing design for these improvements focused on five pedestrian, bicycle, and transit-rider safety pro- priority intersections in the Potrero Terrace and grams. The first round will include 245 projects, Annex site. Selected in part because they rely on including several in Showplace Square/Potrero the Walking School Bus routes to Daniel Webster Hill, shown on Table 4.2.1. One major set of and Starr King Elementary Schools, these five projects is the streetscape & transit enhancements intersections are critical to safe pedestrian circula- to Potrero Avenue from Division to Cesar Chavez. tion on the site. Preliminary design calls for bulb The goal is to provide a more pedestrian-friendly outs and other traffic calming measures that will and multimodal street. Bicycle and pedestrian improve safety while reclaiming significant street safety improvements such as cycle tracks, or other space for pedestrian use. bicycle facilities, widened sidewalks, additional crossings, bus and corner bulbouts and new In January 2011, San Francisco’s Better streetscape landscaping will be constructed along Streets Plan, adopted by the Board of Supervi- the two streets between 2nd and 13th Streets. sors in December 2010, went into effect. The This project is also a “Priority Project” for Eastern plan contains design guidelines for pedestrian Neighborhood implementation.

Table 4.2.1. Vision Zero Projects in Showplace Square/Potrero Hill Completion Date Project Name Start Date (EST) Current Phase Total Budget (EST) (EST) Bicycle and pedestrian improve- Winter 2014/15 Summer 2015 DESIGN $300,000 ments (Division St. at 9th) Bicycle intersection treatments Winter 2014/15 Fall 2015 DESIGN $200,000 (Division St. at 8th/Townsend) Streetscape & Transit enhance- ments (Potrero Ave. from Division Winter 2014/15 Winter 2015/16 DESIGN $4,100,000 to Cesar Chavez ) Pedestrian Safety Improvements Winter 2014/15 Winter 2015/16 DESIGN TBD Division St., 8th and 9th Bike & Winter 2014/15 Winter 2015/16 DESIGN $300,000 Ped Spot Improvements

Source: San Francisco Municipal Transportation Agency

35 36 SAN FRANCISCO PLANNING DEPARTMENT

Source: SF Planning, Audrey Harris Showplace Square/Potrero Hill area plan Monitoring Report | 2016

5. Community Improvements the nexus. Because fees are usually set lower than what could be legally justified, it is understood The Eastern Neighborhoods Plan included Public that impact fees cannot address all needs created Benefits a framework for delivering infrastructure by new development. and other public benefits. The public benefits framework was described in the Eastern Neighbor- Need for transportation was studied separately hoods “Implementation Document”, which was under EN Trips and then later under the Transpor- provided to the public, the Planning Commission, tation Sustainability Program. Each infrastructure and the Board of Supervisors at the time of the or service need was analyzed by studying the original Eastern Neighborhoods approvals. This General Plan, departmental databases, and facility Implementation Document described infrastructure plans, and with consultation of City agencies and other public benefits needed to keep up charged with providing the infrastructure or need. with development, established key funding mechanisms for the infrastructure, and provided As part of a required periodic update, in 2015, the a broader strategy for funding and maintaining Planning Department published a Citywide Needs newly needed infrastructure. Below is a descrip- Assessment that created levels-of-service metrics tion of how the public benefit policies were origi- for new parks and open space, rehabilitated parks nally derived and expected to be updated. Map 7 and open space, child care, bicycle facilities, and shows the location of community improvements pedestrian facilities (“San Francisco Infrastructure underway or completed in Showplace Square/ Level of Service Analysis”). Potrero Hill between 2011 and 2015. Separate from the Citywide Nexus published in 5.1 Need, Nexus and Feasibility 2015, MTA and the Planning Department also produced a Needs Assessment and Nexus Study To determine how much additional infrastructure to analyze the need for additional transit services, and services would be required to serve new along with complete streets. This effort was to development, the Planning Department conducted provide justification for instituting a new Trans- a needs assessment that looked at recreation portation Sustainability Fee (TSF) to replace the and open space facilities and maintenance, existing Transit Development Impact Fee (TDIF). schools, community facilities including child care, In the analysis, the derived need for transit from neighborhood serving businesses, and affordable new development is described providing the same housing. amount transit service (measured by transit service hours) relative to amount of demand (measured A significant part of the Eastern Neighborhoods by number of auto plus transit trips). Plans was the establishment of the Eastern Neighborhoods Community Impact Fee and Between the original Needs Assessment, and the Fund. Nexus Studies were conducted as part Level-of-Service Analysis, and the TSF Study the of the original Eastern Neighborhoods effort, City has established metrics that establishes what and then again as part of a Citywide Nexus and is needed to maintain acceptable infrastructure Levels-of-Service study described below. Both and services in the Eastern Neighborhoods and studies translated need created by development throughout the City. These metrics of facilities and into an infrastructure cost per square foot of new service needs are included in Appendix I. development. This cost per square foot determines the maximum development impact fee that can 5.2 Recreation, Parks and Open Space be legally charged. After establishing the absolute maximum fee that can be charged legally, the The Showplace Square/Potrero Hill Area Plan City then tests what maximum fee can be charged calls for the maintenance of existing, and provision without making development infeasible. In most of new, recreation and park facilities. Showplace instances, fees are ultimately established at lower Square’s history as an almost exclusively industrial than the legally justified amount determined by area has meant that this area has comparatively

37 Fern St Pine St Main St Bush St Powell St 80 Sutter St Geary St Minna St Mason St Project Status Project Size Post St Franklin St Howard St O’Farrell St Geary Blvd Complete Major Webster St Olive St Ellis St Market St Eddy St Construction / Larkin St 4 Community Polk St Near Construction 2nd St Ellis St Harrison St Gough St Hyde St 5th St Mary St Planned

Buchanan St Laguna St Turk St 30 Mission St Folsom St Conceptual Golden Gate Ave Van Ness Ave Mcallister St 18 Polk St 1. 16th Street / 22-Fillmore Improvements Fulton St 6th St Grove St 23 2. 17th and Folsom Park King St 25 15 Langton St 3. 22nd Street Green Connections Hayes St Map 7 8th St 5 Community Improvements in Showplace Square/Potrero Hill, 2011–2015 4. 2nd Street Improvements Fell St Bluxome St 9th St 5. 7th Street / 8th Street Pedestrian and Bicycle Improvements 6. Angel Alley (Community Challenge Grant) Oak St Page St 7. Bartlett Street Pedestrian Improvements / Mission Mercado 10th St

Fillmore St Haight St Pierce St Steiner St Berry St Mission Rock St 8. Central Waterfront Bridge Lighting Otis St Scott St Harrison St Bryant St

Divisadero St 12th St China Basin St 9. Central Waterfront Recreation and Open Space Brannan St

7th St Channel Bridgeview Way 10. Connecticut Friendship Garden (Community Challenge Grant)

Duboce Ave Townsend St 11. Daggett Park (In-Kind) 13 Sixth St 101 4th St 13th St Fifth St Erie St 12. Dogpatch Art Plaza (In-Kind) Sanchez St

Ramona Ave 14th St Alameda St 280 13. Eagle Plaza (In-Kind) 14. Fallen Bridge Park (Community Challenge Grant) 16th Street / 22-Fillmore Hooper St Daggett Park (In-Kind) Henry St Irwin St De Haro St Guerrero St 15th St Improvements 15. Folsom Street / Howard Street Improvements

Utah St Hubbell St 16th St 16. Franklin Square Par-Course

Beaver St Kansas St 17. Garfield Square Aquatic Center

Albion St Hoff St Potrero Avenue 17th St 18. Gene Friend / Soma Recreation Center Streetscape States St Chula Ln 2 Mariposa St 19. Hope SF Potrero (Community Challenge Grant)

Hampshire St Jackson Playground Florida St 20. Jackson Playground Treat Ave 18th St Ford St The Loop Illinois St

Oakwood St 18th St 21. Jose Coronado Playground

Hartford St Dogpatch Art Plaza Tennessee St 22. Juri Commons

Valencia St Linda St Hancock St 19th St Fallen Bridge Park 19th St (In-Kind) 23. Manalo Draves Pedestrian Crossing

Pennsylvania Ave

Michigan St Missouri St

Castro St (Community Challenge Grant) 101 20th St 24. Mission Recreation Center 20th St

Capp St Eureka St Central Waterfront 25. New Parks in South of Market South Van Ness Ave

Folsom St

22nd Street Green Connections Arkansas St Bridge Lighting 26. Potrero Avenue Streetscape

Dolores St Liberty St Mission St 21st St 22nd St Rhode Island St 9 27. Potrero Kids Childcare Center (In-Kind) 22nd St 21 Carolina St 28. Potrero Recreation Center Trail Lighting (“Walking School Bus”) Hill St Connecticut Friendship Garden Bryant St Hill St York St 29. Ringold Alley Improvements (In-Kind) Shotwell St 7 (Community Challenge Grant) Potrero Recreation Indiana St Center Trail Lighting 30. South Park

Diamond St

Church St Alvarado St 23rd St Texas St Fair Oaks St (“Walking School Bus”) 31. The Loop Vermont St Hope SF Potrero 24th St Utah St 32. Townsend Street Streetscape (Community Challenge Grant)

24th St 3rd St

Maryland St Noe St 25th St 33. Tunnel Top Park (Community Challenge Grant)

Jersey St Lilac St Tunnel Top Park Virgil St 26th St 25th St (Community Challenge Grant)

Clipper St 22 26th St Cesar Chavez St Fern St Pine St Main St Bush St Powell St 80 Sutter St Geary St Minna St Marin St Mason St 27th St Project Status Project Size Franklin St Precita Ave Post St Howard St Peralta Ave O’Farrell St Geary Blvd Duncan St Complete Major Webster St Olive St Ellis St Market St Eddy St Construction / Larkin St 4 Community Polk St Near Construction 2nd St Ellis St Harrison St Gough St Hyde St 5th St Mary St Planned

Buchanan St Laguna St Turk St 30 Mission St Folsom St Conceptual Golden Gate Ave Van Ness Ave 38 SAN FRANCISCO PLANNING DEPARTMENT Mcallister St 18 Polk St 1. 16th Street / 22-Fillmore Improvements Fulton St 6th St Grove St 23 2. 17th and Folsom Park King St 25 15 Langton St 3. 22nd Street Green Connections Hayes St 8th St 5 4. 2nd Street Improvements Fell St Bluxome St 9th St 5. 7th Street / 8th Street Pedestrian and Bicycle Improvements 6. Angel Alley (Community Challenge Grant) Oak St Page St 7. Bartlett Street Pedestrian Improvements / Mission Mercado 10th St

Fillmore St Haight St Pierce St Steiner St Berry St Mission Rock St 8. Central Waterfront Bridge Lighting Otis St Scott St Harrison St Bryant St

Divisadero St 12th St China Basin St 9. Central Waterfront Recreation and Open Space Brannan St

7th St Channel Bridgeview Way 10. Connecticut Friendship Garden (Community Challenge Grant)

Duboce Ave Townsend St 11. Daggett Park (In-Kind) 13 Sixth St 101 4th St 13th St Fifth St Erie St 12. Dogpatch Art Plaza (In-Kind) Sanchez St

Ramona Ave 14th St Alameda St 280 13. Eagle Plaza (In-Kind) 14. Fallen Bridge Park (Community Challenge Grant) 16th Street / 22-Fillmore Hooper St Daggett Park (In-Kind) Henry St Irwin St De Haro St Guerrero St 15th St Improvements 15. Folsom Street / Howard Street Improvements

Utah St Hubbell St 16th St 16. Franklin Square Par-Course

Beaver St Kansas St 17. Garfield Square Aquatic Center

Albion St Hoff St Potrero Avenue 17th St 18. Gene Friend / Soma Recreation Center Streetscape States St Chula Ln 2 Mariposa St 19. Hope SF Potrero (Community Challenge Grant)

Hampshire St Jackson Playground Florida St 20. Jackson Playground Treat Ave 18th St Ford St The Loop Illinois St

Oakwood St 18th St 21. Jose Coronado Playground

Hartford St Dogpatch Art Plaza Tennessee St 22. Juri Commons

Valencia St Linda St Hancock St 19th St Fallen Bridge Park 19th St (In-Kind) 23. Manalo Draves Pedestrian Crossing

Pennsylvania Ave

Michigan St Missouri St

Castro St (Community Challenge Grant) 101 20th St 24. Mission Recreation Center 20th St

Capp St Eureka St Central Waterfront 25. New Parks in South of Market South Van Ness Ave

Folsom St

22nd Street Green Connections Arkansas St Bridge Lighting 26. Potrero Avenue Streetscape

Dolores St Liberty St Mission St 21st St 22nd St Rhode Island St 9 27. Potrero Kids Childcare Center (In-Kind) 22nd St 21 Carolina St 28. Potrero Recreation Center Trail Lighting (“Walking School Bus”) Hill St Connecticut Friendship Garden Bryant St Hill St York St 29. Ringold Alley Improvements (In-Kind) Shotwell St 7 (Community Challenge Grant) Potrero Recreation Indiana St Center Trail Lighting 30. South Park

Diamond St

Church St Alvarado St 23rd St Texas St Fair Oaks St (“Walking School Bus”) 31. The Loop Vermont St Hope SF Potrero 24th St Utah St 32. Townsend Street Streetscape (Community Challenge Grant)

24th St 3rd St

Maryland St Noe St 25th St 33. Tunnel Top Park (Community Challenge Grant)

Jersey St Lilac St Tunnel Top Park Virgil St 26th St 25th St (Community Challenge Grant)

Clipper St 22 26th St Cesar Chavez St

Marin St 27th St Precita Ave Peralta Ave Duncan St Showplace Square/Potrero Hill area plan Monitoring Report | 2016

little access to open space as compared with the park, initially conceived as part of the Showplace rest of the city. The conversion of portions of this Square Open Space Plan, was prioritized for area for residential and mixed use development implementation by the EN CAC. In the Plan, it has created the need for additional open space was noted that it was critical that at least one new to serve both existing and new residents, workers substantial open space be provided and funded and visitors. through the Eastern Neighborhood impact fee program to support public infrastructure. The park To implement these improvements, the 2010 is currently under construction and is expected to Showplace Square Open Space Plan was be complete by Summer 2016. conducted between April and December of 2009. Ultimately eight opportunity sites for new open Jackson Playground. Jackson Playground is space were identified, along with conceptual generally bounded by 17th Street, Carolina Street, designs and cost estimates for each. Potential Mariposa Street and Arkansas Street within the improvements include: Showplace Square / Potrero Hill neighborhood. It currently features a clubhouse, play equipment, »» Enlarging Jackson Playground to incorporate picnic areas, tennis courts, basketball courts community serving activities. This could occur and two ball fields. The Showplace Square Open along the Arkansas and/or Carolina Street front- Space Plan envisioned extending the boundaries ages. of the park into Carolina Street and Arkansas »» Green, pedestrian-friendly streets along Hooper Street to enable additional usable space. San St. and Wisconsin St. Francisco Recreation and Park with the Friends of »» A new park along the Daggett St. right-of-way. Jackson Playground, Live Oak School and other »» A new plaza and other amenities at the “Norcal stakeholders are currently working on conceptual Triangle” Site at 7th and Berry Streets. ideas for park improvements including the pos- »» Enlarging and improving open space amenities sibility of extending the boundaries of the park into at the Townsend Circle the right-of-way. »» A new park at the “Wolfe’s Cafe” site along the 8th Street right-of-way between Irwin and 16th 5.3 Community Facilities and Services Streets. As a significant amount of new housing develop- At the time of the adoption of Eastern Neighbor- ment is expected in Showplace Square/Potrero hoods Plan, the only funding source for any of Hill, new residents will increase the need to add these potential improvements would come from new community facilities and to maintain and the impact fee program designed to support public expand existing ones. Community facilities can infrastructure. Moreover, it was estimated that include any type of service needed to meet the this source alone will only be enough to construct day-to-day needs of residents. These facilities one new open space in Showplace Square. Of the include libraries, parks and open space, schools eight projects, Daggett is under construction, and and child care. Community based organizations a more specific scope for Jackson Playground is also provide many services to area residents being developed, as described below. including health, human services, and cultural centers. Section 6, below, discusses the process Daggett Park. The park is located on the previous of implementation of the community benefits pro- Daggett paper-street right-of-way at 16th Street gram, including the collection and management of and 7th Street. The 0.9 acre park, currently the impact fees program. under construction is being constructed as part of an in-kind agreement of the Daggett Triangle Map 8 shows over 50 of the existing community Development. The park will feature a large unpro- facilities in Showplace Square/Potrero Hill. Com- grammed lawn area, ample seating, architectural munity based organizations currently provide a play features, dog run, drought-resistant trees and wide range of services at over 10 sites throughout landscaping and other storm runoff features. The Showplace Square/Potrero Hill, ranging from

39 Figure 5.2.1 Daggett Park Under Construction

Source: CMG Archstone

Figure 5.2.2. Jackson Park

Source: Golden Gate Mother’s Group

40 SAN FRANCISCO PLANNING DEPARTMENT Fern St Pine St Main St Bush St Powell St 80 Sutter St Geary St Minna St

Mason St

Post St Franklin St Howard St O’Farrell St Geary Blvd Fern St Pine St Main St Webster St Bush St Powell St Olive St Ellis80 St Market St Sutter St Geary St Minna St Eddy St Mason St

Larkin St Post St Franklin St Howard St Polk St O’Farrell St 2nd St Geary Blvd Ellis St Harrison St Gough St Hyde St 5th St Webster St Mary St Olive St Ellis St

Buchanan St Market St Laguna St Turk St Eddy St Mission St Larkin St Folsom St

Polk St Golden Gate Ave 2nd St Van Ness Ave Ellis St Harrison St Gough St Hyde St Mary St 5th St Mcallister St

Buchanan St Laguna St Polk St Brannan St Turk St MissionFulton St St 6th St FolsomGrove St St

Golden Gate Ave King St Van Ness Ave Langton St Hayes St Showplace Square/Potrero Hill area plan Monitoring Report | 2016 8th St Mcallister St

Polk St Fell St San Bluxome St Fulton St 6th St 9th St Grove St Bryant St 10th St King St Francisco Oak St Langton St Page St Berry St Hayes St Map 8 8th St

Fillmore St Haight St Pierce St Community Facilities in ShowplaceSteiner St Square/Potrero Hill Bay Mission Rock St Fell St Bluxome St Otis St Scott St 9th St Harrison St Divisadero St 12th St China Basin St Townsend St Channel 7th St Bridgeview Way Oak St Page St 10th St Duboce Ave Sixth St

Fillmore St Haight St 4th St Pierce St Steiner St 101 Berry St Mission Rock13th St St Fifth St Otis St Erie St Scott St Harrison St Bryant St Sanchez St

Divisadero St 12th St Ramona Ave 14th St China Basin St Brannan St Alameda St 280

7th St Channel Bridgeview Way Hooper St Duboce Ave Henry St Townsend St Irwin St Sixth St De Haro St Guerrero St 15th St 101 4th St 13th St Fifth St Erie St Utah St Hubbell St

Sanchez St

Ramona Ave 14th St Beaver St Alameda St 280

Albion St

Hoff St 16th St Florida St 17th St Hooper St Treat Ave Henry St States St Chula Ln Irwin St De Haro St Guerrero St 15th St Mariposa St

Utah St Hubbell St 16th St Hampshire St

Kansas St 18th St Beaver St Ford St Illinois St

Oakwood St 18th St Albion St Hoff St 17th St

Hartford St

Tennessee St

Valencia St States St Chula Ln Linda St 19th St Hancock St Mariposa St 19th St

Pennsylvania Ave

Michigan St Hampshire St Missouri St

Florida St Castro St 101 20th St Treat Ave 18th St Ford St 20th St Illinois St

Oakwood St 18th St Capp St

Eureka St

South Van Ness Ave

Folsom St

Hartford St

Tennessee St Arkansas St

Valencia St Linda St Dolores St Hancock St 19th St Liberty19th St St Mission St 21st St 22nd St

Rhode Island St

Pennsylvania Ave

Michigan St Missouri St

Castro St 101 20th St Carolina St Hill St Bryant St Hospitals 20th St

Capp St Hill St

Eureka St Treat Ave

South Van Ness Ave 22nd St Shotwell St Folsom St Libraries Indiana St

Arkansas St

Dolores St Diamond St Liberty St Mission St 21st St Church St 22nd St Community Based Organizations Texas St

Alvarado St Rhode Island St Fair Oaks St 23rd St San 24th St 22nd St York St Carolina St Utah St Child CareFacilites Hill St 24th St Francisco

Bryant St

York St Hill St Schools 3rd St Maryland St

Noe St Shotwell St Indiana St Bay 25th St Fire Stations

Diamond St

Lilac St

Church St Alvarado St 23rd St Texas St Fair Oaks St Virgil St Vermont St Churches 24th St 26th St

25th StUtah St

24th St Clipper St 3rd St 26th St Cesar Chavez St

Maryland St Noe St 25th St

Marin St Jersey St Lilac St Virgil St 26th St 27th St 25th St Napoleon St Clipper St Duncan St 26th St Cesar Chavez St

Schools Hospitals Marin St 27th St Precita Ave Libraries Peralta Ave Fire Stations Duncan St Community Based Organizations Churches Child CareFacilites

41 cultural support services to places where families the zoning district, the historic status may either can find support services and early childhood be: Article 10 Landmark (A10), Contributing education. Resources to Article 10 Landmark Districts (A10D), Article 11 Category I, II, III and IV (A11), 5.4 Historic Preservation Listed in or determined eligible for National Register (NR), or Listed in or determined eligible A number of Planning Code amendments have for California Register (CR). been implemented in support of the Historic For use of this Planning Code section, the Historic Preservation Policies within the Eastern Neighbor- Preservation Commission must provide a recom- hoods Plan Areas. These sections of the Planning mendation on whether the proposed use would Code provide for flexibility in permitted uses, thus enhance the feasibility of preserving the historic encouraging the preservation and adaptive reuse property. Economic feasibility is not a factor in of historic resources. The most effective incentive determining application of the code provision. to date is the application of Section 803.9 of The incentive acknowledges that older buildings the Planning Code within the East and Western generally require more upkeep due to their age, SoMa Area Plans. Approximately 10 historic antiquated building systems, and require interven- properties have agreed to on-going maintenance tion to adapt to contemporary uses. The property and rehabilitation plans in order to preserve these owner commits to preserving and maintaining the significant buildings. The following list names the building, restoring deteriorated or missing features, Article 10 landmarks in Showplace Square/Potrero providing educational opportunities for the public Hill: regarding the history of the building and the dis- trict, and the like. As a result the owner is granted »» Pacific Hardware and Steel Company located at flexibility in the use of the property. 700-768 7th Street »» Potrero Hill Neighborhood House located at Department staff, along with advice from the 953 De Haro Street Historic Preservation Commission, considers »» The Kerrigan House located at 893 Wisconsin the overall historic preservation public benefit in Street preserving the subject property. Whether the reha- »» #37 Engine and #9 Truck Firehouse located bilitation and maintenance plan will enhance the at 2501 25th Street feasibility of preserving the building is determined on a case-by-case basis. Typically, the Historic Showplace Square/Potrero Hill Area Plan also Preservation Maintenance Plan (HPMP) from the includes the Showplace Square Heavy Timber and Project Sponsor will outline a short- and long-term Steel-frame Brick Warehouse and Factory Historic maintenance and repair program. These plans District as a California Register Historic District. vary in content based on the character-defining features of the property and its overall condition. 5.4.1 Commercial Uses in Certain Mixed-Use Maintenance and repair programs may include Districts elements, like a window rehabilitation program, sign program, interpretative exhibit, among others. Within Certain Mixed-Use Districts, the Planning Code principally or conditionally permits various 5.5 Neighborhood Serving Establishments commercial uses that otherwise are not be permit- ted. The approval path for these commercial uses Neighborhood serving businesses represent a varies depending on the (1) zoning district, (2) diversity of activities beyond typical land use historic status, and (3) proposed use. The table categories such as retail. This section defines in Appendix K illustrates Planning Code Section neighborhood serving as those activities of an 803.9. Depending on the proposed use, approval everyday nature associated with a high “purchase” may be received from either the Zoning Adminis- frequency (see Appendix L for a list of business trator (ZA) or with Conditional Use Authorization categories used). Grocery stores, auto shops from the Planning Commission. Depending on and gasoline stations, banks and schools that

42 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

Table 5.5.1 Neighborhood Serving Establishments in Showplace Square/Potrero Hill Type Establishments Employment Supermarkets and Other Grocery (except Convenience) Stores 6 426 Full-Service Restaurants 23 392 Elementary and Secondary Schools 8 250 Snack and Nonalcoholic Beverage Bars 11 149 Limited-Service Restaurants 11 112 Fitness and Recreational Sports Centers 4 100 Sporting Goods Stores 3 99 Civic and Social Organizations 4 98 Child Day Care Services 11 89 Discount Department Stores 1 77 Cafeterias, Grill Buffets, and Buffets 3 66 Pharmacies and Drug Stores 2 49 Drinking Places (Alcoholic Beverages) 2 21 Nail Salons 3 20 Beauty Salons 5 18 Commercial Banking 3 14 Used Merchandise Stores 5 12 Pet Care (except Veterinary) Services 3 11 General Automotive Repair 2 8 Retail Bakeries 1 7 Book Stores 1 6 Religious Organizations 1 5 Beer, Wine, and Liquor Stores 1 5 Gasoline Stations with Convenience Stores 1 5 Clothing Accessories Stores 2 5 Convenience Stores 1 3 Women’s Clothing Stores 1 3 Dry cleaning and Laundry Services (except Coin-Operated) 1 3 Electronics Stores 1 2 Other Clothing Stores 2 2 Coin-Operated Laundries and Dry cleaners 1 2 Libraries and Archives 1 1 Hobby, Toy, and Game Stores 1 1 All Other General Merchandise Stores 1 1 Total 127 2,062

Source: California Employment Development Department

43 ! !! ! !!! !!! !!! !! ! ! ! ! !! !! !! ! !!! !!!! !!! ! !!!!!!!!! !! ! !!!! ! ! ! ! !! ! ! !!! !! ! ! ! ! !! ! !! !! !! !!!! !!! ! ! ! ! ! ! ! ! !! ! !!! ! ! !!!!! ! ! !! !! ! !! !! ! ! ! !!! Fern! St !!!!!!! !!! !!!!! !!!!! ! !! ! ! ! Pine St !! ! ! !!!! ! ! ! ! ! !!!!! ! ! ! ! Main St ! ! ! ! ! ! !! !! !!!!! ! !Powell St !!!! !! !!! ! ! 80 ! !!!Bush St ! ! ! !! !! ! ! ! !! ! !!! !!! !!!!! ! ! ! ! ! ! ! ! ! ! !! ! !!!! !!!!!! !!!!!!!! !! !! ! ! !! ! ! ! ! !!!! ! Sutter St! ! ! !! !! !!! !!! !! ! ! !! ! !!!!!!!! !! ! ! ! ! ! !!!! ! !Geary!!!!!!! St! !! !!! ! !!! ! !Minna!! St ! ! ! !! !! Mason St !! ! ! ! ! ! !!!! !!! ! !! ! ! ! !!!! ! !! ! ! !!!!!!! ! ! ! ! ! ! ! ! ! !!! Franklin St ! !! ! !!! !!!! ! Howard St ! ! !! ! !! ! !!!!!Post! St! ! ! ! ! !! !! ! !!!!!! ! ! ! ! ! ! ! ! ! ! ! ! O’Farrell!! ! !St ! ! ! ! ! ! ! ! ! ! ! !! !! ! ! ! ! ! ! ! ! ! ! !!!!!! ! !! ! ! ! ! Geary Blvd ! ! ! !!! ! ! !!! ! ! !!! ! !! ! ! ! ! ! !! ! ! !! ! ! ! ! !Webster St ! !! Ellis! St ! ! !! ! !! ! ! Olive St! ! ! !! ! ! !! !! !!! !!!!! ! ! !! ! ! !! ! ! ! ! ! ! Market St !! ! ! ! ! ! ! !!!! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! !!! ! ! ! ! ! ! Eddy!!! St !!!! ! ! ! !! Larkin St ! ! ! ! ! ! ! !! ! ! !! ! !! ! ! ! ! ! !!!! ! ! !! ! ! ! ! ! Polk St ! ! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! 2nd St ! ! ! ! ! ! ! ! ! Ellis St ! ! ! ! ! ! Harrison St ! ! ! ! ! ! Gough St ! !Hyde St ! 5th St ! ! ! !! ! !! ! ! ! ! ! !!! ! ! Mary St ! ! ! ! ! ! !! !!! !! ! !! ! ! ! ! Buchanan St ! ! ! ! Laguna St ! ! ! !! ! !! ! ! !Turk St ! !! ! !! ! !! ! ! ! ! ! ! ! ! !! !! !! ! !!! ! ! ! ! !! ! ! !! Mission! St ! ! !! !! !! ! ! Folsom St ! ! ! ! ! ! ! !! ! ! ! ! Golden Gate Ave ! ! ! ! ! !! ! Van Ness Ave ! ! ! ! !! ! !! !!! !!! !! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! !! ! ! ! !!! !!!!! !!! !! !!!!!!!! ! ! !!!! !! !!! ! !!!!! ! ! ! ! !! !!! !!! !! ! ! ! ! !!!! !! !!! !! !!!! !! ! ! ! ! ! !! ! ! ! !Mcallister! St ! !! ! !!! !! ! !!!!! ! ! !!!!!!! ! !! !! ! ! ! ! ! ! ! Polk St ! ! ! ! !!! ! Fern! St !!!!!!! !!! ! !!!!! ! !!!!! !!! !! ! ! ! ! ! ! Brannan St! !!!! ! ! ! Pine St !! ! ! ! !!!! ! !! ! ! ! !!!!!! ! ! ! ! !! ! ! Main St !!! ! ! ! Bush St ! !! ! !! ! ! !!! !! ! !!!!!! ! !Powell St !!!!! !! ! !!! ! ! ! ! ! !! ! 80 !!! ! !!! ! !! Fulton! ! St !!! !! ! ! !! !! !! !!! !!! ! !!!! ! ! 6th St ! ! ! ! ! ! ! !!! ! ! ! ! !! Grove! St ! !!!!! !!!!!! !!!!!!! !!!!! ! ! !! ! !! ! ! ! ! ! ! !!!! ! Sutter St!!!! ! ! !!! !!! !!! !!! !!! ! ! !! !! ! !!!!!!!! !! ! ! ! !!! ! ! ! !! ! ! ! !!!!!!!!!!Geary!!!!!!!! !St!! !!!!! !!! ! !!! ! !Minna!! St ! ! ! ! ! ! ! ! !! !! !! Mason St !! ! ! ! ! ! ! !! ! !!!! !!! ! !! ! ! ! ! ! !!! ! !!!!!!!!!! ! ! !!!!!!! ! ! ! ! !! ! !! !! King! St ! !! !!!!!! !! Franklin St ! ! !! ! !!! ! !!! !!!! !!!! !!! ! Howard !St!Langton St ! ! ! ! !! ! ! ! !!!!Post St! ! ! Hayes!! ! St!! ! ! !!!!!!!! ! !! !!!!!! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! !! ! ! O’Farrell! !St ! !! ! !!! !! ! ! ! ! ! !8th!! St! ! ! !! !! ! ! ! ! ! !! ! !! !! ! !! !!! ! ! !! ! ! ! !! !!!!!!! ! ! !! ! Geary Blvd!! ! ! ! ! ! !! ! ! !! !!!! !! ! ! ! ! ! ! ! ! ! ! !! ! ! Fell! St ! ! ! ! ! ! ! ! ! ! ! Bluxome St ! !Webster St ! ! !! !Ellis! St ! !! ! ! !! ! ! ! !! !! ! ! ! Olive St ! !!! ! ! ! !! !!! !!!!! ! !!9th St ! ! ! ! ! ! !! !! ! ! ! ! ! !! !! !! ! !! Market St ! ! ! ! ! ! !!! ! !! !!! !! ! ! !! ! ! Bryant! St ! !! !! ! ! ! ! ! ! !! !! ! ! ! ! ! ! ! ! ! ! Eddy St!! ! ! !10th St ! ! ! ! !!! !! ! ! ! ! ! !!! !!!! !!!! ! ! ! ! ! ! Oak St !!! !Page!Larkin St St ! ! !! ! !! ! ! ! ! ! !! ! !! ! ! !! ! ! ! !!! ! ! !!!!!!! ! ! ! ! !! ! ! ! Berry St ! ! ! Polk St ! ! ! ! ! ! !! ! !! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !! ! 2nd St ! !! Fillmore! St !! Haight St !! !! !! ! !! Pierce St ! ! ! !! !! ! ! ! Steiner St !! !! ! ! ! ! Mission Rock St ! Ellis St ! !! !!!!!! !! ! ! ! ! ! !! !! Harrison St ! ! ! ! Gough St !! Hyde St ! ! ! !! ! !!!! ! ! ! ! !! !Otis St! Mary St 5th St ! !!! ! ! ! !! !! ! Scott! St ! !! !!!!! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! !! ! !! ! ! !! !!! ! ! !! Harrison! St ! ! ! Buchanan St ! ! ! ! Laguna St ! ! ! Divisadero St ! !! ! ! !12th! St !! ! China Basin St ! !Turk St ! ! !! ! !! ! !! ! ! ! ! ! ! ! ! ! ! !! !! ! !!! ! ! ! ! !! Townsend! St Channel ! ! ! Mission St ! Bridgeview Way ! !! ! ! ! !! !! !! 7th St !! ! ! Folsom St ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Duboce Ave !! ! ! ! Golden Gate Ave ! ! ! Sixth St Van Ness Ave ! ! ! ! ! 4th St ! ! ! 101 ! ! ! ! ! ! ! !! 13th! St ! Fifth St ! ! ! !! ! ! Erie St ! ! !!! ! ! Sanchez St ! !! ! ! !! ! Mcallister St ! ! !!! ! ! !! ! ! ! ! ! ! Polk St !! ! ! !!! ! ! Brannan St! ! !! ! ! ! ! Ramona Ave ! !!14th! St! !! ! ! !!! ! ! ! ! ! !! ! ! !! ! !! Alameda!!! St !! ! 280 !! Fulton St ! ! ! ! ! ! 6th St !! ! ! ! ! !! ! ! !!! ! ! ! !! ! ! !!! Grove St ! !! ! !! ! !! ! ! !!!!! ! ! ! ! ! !! !! !!! ! ! ! ! ! !! ! !! Hooper St ! !!!!!!! !!!! !!!! ! ! ! ! ! ! !! ! ! ! ! ! ! !!!!! Henry St ! ! !! ! ! ! King! St ! Irwin St ! ! ! ! De Haro St ! Guerrero St !! ! !!! ! !! !!! !!! !! !!!Langton! St ! 15th St ! ! ! ! !Hayes St! ! !!! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! 8th St ! ! ! Utah St Hubbell St ! ! !!! ! !!! ! ! ! !! ! ! ! ! ! ! ! ! !! ! !! ! ! !! ! ! ! !! ! ! ! !! Fell St ! !! !!! !! ! ! ! ! ! ! ! ! ! !!! !!! !! ! ! ! !! ! !!! ! ! !! Bluxome St !! !! Beaver St! !!!! !!9th St ! !!!! !! !!! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!! Albion St !!!! ! ! ! ! ! !!!!!!!!Hoff St ! ! ! ! !! ! !! ! !!16th St ! !! !!!!!!!!!! !! ! Florida St ! !17th St ! ! ! ! ! !!! !!! ! !! !! !! Bryant St ! ! ! ! ! ! ! !! ! ! ! Treat Ave ! ! !! !! ! 10th St !!! !! ! ! ! ! ! Oak! St !Page St !!! ! Chula Ln !! ! ! ! ! ! ! States St !! ! ! ! ! !!! ! ! ! !! !! !! ! Berry St ! !! ! ! ! ! ! !! !! ! ! Mariposa St ! ! ! ! !! ! ! !!! ! !! ! ! ! ! ! ! Fillmore St ! ! ! Haight St ! !! ! ! !! Hampshire St !! Pierce St ! !!! ! ! ! ! ! ! Steiner!! St!! !!!!!! ! ! ! ! !! !! ! !! !! ! ! ! ! ! Mission Rock St ! ! !!!! ! ! !Otis St! ! ! ! ! ! ! Scott St ! ! !!!!! ! ! ! ! ! ! ! ! ! !!18th! St ! !! ! !! !! Ford St Harrison! St !! !! ! ! ! !! ! ! ! ! !! !! ! ! ! ! ! ! ! !!! ! Illinois St !! ! Oakwood St !!! ! 18th St ! Divisadero St !! ! 12th St ! ! !! ! ! China Basin St ! ! ! !! ! ! !! ! ! !!! ! Hartford St ! ! ! !!!!! ! !! ! Townsend St Channel ! !!! !! ! Bridgeview Way ! !!!!!!!!! !! ! !! !! 7th St ! Tennessee St ! !!! Valencia St ! Linda St ! ! ! ! ! !! ! ! ! 19th St !! ! ! ! Hancock St !! ! 19th St ! ! ! Duboce!! Ave !! !!! ! ! ! ! ! ! ! ! ! ! ! ! Sixth St !! ! Pennsylvania Ave ! ! !! 4th St Michigan St ! !! ! !!!! !!! !!! !! ! ! !! ! !! ! Missouri! St !! Castro St 101 ! ! ! ! ! ! ! !! ! ! ! !!!! ! ! ! !! ! 13th St Fifth St ! ! ! ! !!!! !! !!! !! ! !!!! ! ! !!!!!! !!! !! ! ! ! ! ! !! ! ! Erie St ! ! ! ! !! ! ! 101 20th St!! ! ! ! !! ! !!! ! Sanchez St ! ! ! ! ! ! !!! !!! ! ! ! !! ! ! ! !!! ! ! ! ! ! ! ! ! ! ! !! !! ! ! !! ! !!! !! ! ! ! !!! ! !! ! !!! ! ! ! ! ! !! ! ! !! ! 20th St! ! ! ! ! ! ! !! ! ! Capp St ! ! Fern! St !!! !!! !! !!! ! ! Ramona Ave Pine St ! ! ! ! ! !!! ! Eureka St ! !! ! ! ! !! !! ! !! ! ! !!! ! ! !! ! ! ! ! Main St 14th St ! ! ! South Van Ness Ave !! ! ! 280 ! ! ! ! Folsom St ! ! !! !!! Powell St !! ! ! ! ! !! Bush St ! ! ! !! ! ! !!! !!! ! ! ! !! !! ! !!! ! ! 80 ! ! ! ! ! !! !Alameda!! St ! ! !! ! ! ! ! ! !! ! ! ! !!!! !!! !! !!! !!!! !! ! ! ! ! !! ! ! ! ! ! ! ! !! ! !!! !!! !!!!!! ! !!!!! ! ! ! ! ! ! ! ! ! Arkansas St ! ! ! !!! ! Sutter St! ! ! !! !!! ! ! ! !!! ! !! ! ! ! Dolores St ! ! ! ! ! ! ! !!! ! ! Geary! St! ! ! ! ! !!! !!! ! !Mission St ! ! Hooper St!! !!! !! ! ! ! ! !!! ! !!!!!!!! !! !!! !! ! Minna!! St ! ! ! Liberty St ! ! ! ! ! ! 21st St ! ! 22nd! !St !! ! Mason St ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! !! ! ! Henry St ! ! !! ! ! !! ! ! Irwin St Rhode Island St ! ! ! ! ! ! ! De Haro St ! !!! !!! !! ! ! ! ! !! ! ! !!! !! ! ! ! Guerrero St ! ! ! 15th St !!! !! ! ! ! ! ! Franklin St ! !! !! ! ! ! ! ! !! ! !! !!!!!Post!!! St ! ! ! ! !! !! ! ! !!! ! ! !Howard St ! ! ! !! ! ! ! ! ! ! ! ! ! ! Carolina St ! !! ! !! ! !! ! ! !! ! !! !!!! ! ! ! ! !! !! ! !! ! Utah St ! ! Hubbell! St ! ! ! Bryant St ! !!! !! ! ! ! ! !O’Farrell! !St !!!!!! ! !! ! ! ! !! !! ! ! !! ! ! ! ! ! Geary Blvd ! ! ! !!! !! ! ! !!! ! ! ! ! !! !! !! !Hill! St! ! ! ! ! ! ! ! ! ! ! !! !! !! ! ! ! ! ! ! !! ! Hill St ! ! ! ! !! ! !!! !!! ! ! ! ! ! !! ! ! ! !!! !!! !!! ! Treat Ave ! ! ! Beaver St ! !!! ! ! ! Shotwell St ! ! Webster St ! ! ! !! ! 22nd St ! ! ! ! ! !! ! ! ! !! ! Indiana St !! Ellis St ! ! ! ! !!!!!!! Albion St !!!! ! ! ! ! ! ! Olive St ! ! ! !! !! ! ! ! ! !!!!!!!!Hoff St ! ! ! !! !! ! ! ! ! !! ! ! ! !! ! !! ! !! !! !!!! ! !! ! !!16th St ! ! !!!!!!!!!! !! ! Florida St ! ! ! !17th St ! ! ! ! ! ! !! ! ! ! !!! ! ! !! ! Market St ! !! ! ! ! !! !!! ! ! !! !! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! Treat Ave ! !! ! ! ! ! ! Diamond St ! ! ! ! ! ! ! ! ! ! !! !!!!! ! ! !! ! ! ! ! ! !! ! ! ! ! ! ! ! Eddy St! ! !! ! Chula Ln ! Church St !! ! ! ! !! ! ! ! ! !!! !!!! States St !! ! ! ! ! Alvarado!! St ! ! ! ! ! Texas St ! ! ! ! ! ! ! ! !! Fair Oaks St ! ! ! ! !! Larkin St ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! !! ! ! !! ! !! ! ! ! ! ! !!!! ! ! !! ! !! ! ! !! !! ! ! 23rd! ! St!! ! ! ! !Mariposa St ! ! 24th St ! York St ! !! ! ! ! Polk St ! ! ! ! ! ! ! ! ! !! ! ! !! ! Utah St ! ! ! ! ! ! ! ! ! ! Hampshire St ! ! ! ! ! !! ! ! !! 2nd! St ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! !! ! ! 24th St !!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !!! !!!!!!!! ! !!!18th! St ! ! Ellis St ! ! Harrison!! St Ford St ! ! ! ! ! !! !! !!! ! ! ! !!! ! ! 3rd St Gough St ! ! ! !Hyde St ! !! ! !! !!!! !! ! ! ! ! ! ! ! Maryland St ! ! ! 5th St ! !! ! !! ! !! ! Illinois St ! ! Mary St ! !! Noe St ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! !! ! Oakwood St ! ! ! !! !!! !! 18th St !!! ! !! ! ! ! ! ! 25th St! ! ! !! !!! !! ! !! ! !! ! ! ! ! ! !!! !!! !! ! ! !!! ! !! ! Hartford St ! ! !! ! Buchanan St ! ! !! ! ! Laguna St ! !! ! ! ! ! !! !!!!! ! !!!!!!! ! !! ! ! !! !!!!! !!!!!!! !!!!!!!!!! ! !! ! ! ! ! Turk St !! ! !! ! ! ! !!!!!!!!!!!! ! ! ! !!!!!!!!! ! ! ! ! Tennessee St ! ! Lilac St ! !!! ! ! Valencia St ! ! ! ! ! !! !! ! !!! ! ! ! !!! !! !! Linda St ! ! !! ! !19th St ! !!! ! ! ! Mission St ! ! ! ! ! Hancock St ! ! !! ! ! ! !! ! ! !!!! ! ! ! ! 19th St ! ! ! !! Virgil St ! ! !! ! ! Folsom St ! !! ! ! ! !! ! !!! ! ! ! ! ! ! ! !! ! ! ! !! ! Pennsylvania Ave 26th St ! Michigan St ! ! ! ! ! ! !!! ! ! ! !!25th St ! ! ! Missouri! St ! ! Castro St ! ! ! ! ! ! Golden Gate Ave ! ! ! ! !!! !! ! ! ! ! ! 101 20th St ! Van Ness Ave ! ! ! ! ! ! !! ! ! ! ! !!!!! ! ! ! !! ! ! ! ! !! ! ! ! ! ! !!! !! !! ! !!!! ! ! !! !Clipper St!! ! ! 20th St! ! ! !! ! ! 26th St ! ! Cesar Chavez St ! ! Capp St ! ! ! Eureka St ! ! ! ! !! !! ! ! ! ! ! South Van Ness Ave !! ! !! ! ! ! ! ! Folsom St !! ! Mcallister St ! !!! ! !! !! ! !! !! ! ! ! ! ! ! ! Polk St !!! ! ! ! ! ! ! !!!! ! !! ! ! ! ! !! ! !! !!! ! ! ! ! ! ! ! ! Arkansas St ! ! Marin St ! ! ! ! ! ! ! !!! ! Dolores St ! San ! !! ! ! 6th St !! ! ! ! ! !Mission! St ! ! !! !!! !! ! Fulton St ! !! ! !! ! Liberty St ! ! ! ! ! 21st St ! ! 22nd! ! !St !!! Grove St ! !! ! ! !! ! Rhode Island St ! ! !!! ! ! !! ! ! ! ! !!!! !!! !! ! ! ! !! ! !!!! !!!! !!! ! ! ! ! ! ! ! ! !! ! 27th St ! ! !! Carolina St ! ! !! ! !!!! ! ! ! ! !! !! Francisco! ! ! ! ! ! Napoleon St ! !!!!!! ! ! ! ! King! St !! ! Bryant St !! ! !! ! !!! ! ! !!! !!! !Langton St ! ! ! Hill St!! ! ! !!! ! !! Hayes St! ! ! ! ! ! Map 9! ! ! ! ! ! !Duncan St ! ! ! ! ! ! ! ! ! !8th St Hill St ! !! !!! ! ! ! ! ! ! !! ! ! ! !!! !!! ! Treat Ave ! ! ! ! ! ! ! ! ! ! !22nd! St! ! Shotwell St ! ! ! ! ! ! ! ! !! ! ! Indiana St ! ! ! ! Neighborhood! Serving!! Businesses! in Showplace! Square/Potrero!! Hill ! ! ! !!! !! Bay !! !! ! ! !! ! ! ! !! !! ! ! ! ! ! ! ! ! ! !!!! ! ! ! !! Fell St !! ! Bluxome St ! ! !! ! ! ! ! ! ! ! Diamond St !! !! !! ! ! ! 9th St ! ! !! ! ! ! ! ! ! ! ! ! Church St 311 - Food Manufacturing !! 522 - Credit Intermediation ! !! ! ! ! Alvarado St ! ! ! Texas St !!! ! ! ! Fair Oaks St !! ! ! ! !! ! 23rd! ! St!! ! ! ! ! 24th St ! ! ! ! York St ! ! Utah St ! ! ! ! ! 443 - Electronics! and Appliance! 532 - Rental and Leasing Services ! ! !Oak St !Page St ! !! !! ! ! ! ! ! 24th St !!! ! ! ! ! ! !! ! !!! ! ! !! ! ! !!!!!!!! !!! ! ! ! 10th St ! ! !!! !!! !!!!!! !! ! ! 3rd St ! 445 - Food and Beverage !! ! 611 - Educational! Services ! Maryland St ! Noe St ! !! ! !! ! !! Fillmore St ! Haight St ! !! ! !! ! ! 25th St! !! Pierce St ! !! ! ! ! ! !! ! Steiner St ! ! ! ! !!!! !!!!! ! ! ! ! Berry!! !St !! !! !!! !!! ! Mission Rock St !! ! ! !!!! ! !Otis St! ! !! !! ! ! !!!!!!!!! ! ! !! ! ! ! Scott! St ! !! !!!!! ! ! ! ! ! ! !!!!!!!!!!!!! 446 - Health and Personal Care! ! 624 - Social Assistance ! !! ! ! Harrison St Bryant St ! ! ! ! ! Lilac St ! !!! ! ! ! ! !! ! ! ! !! ! ! ! Divisadero St !! !! ! 12th! St ! ! ! ! ! !! ! ! ! China! Basin St ! !Virgil St ! ! ! ! ! ! Brannan St ! 447 - Gas Stations ! !! 713 - Amusement,! Gambling and Recreation !!! ! ! ! !! ! 26th St ! ! ! ! ! ! Channel25th St Bridgeview Way ! ! ! !! ! !!! 7th St ! ! ! ! ! ! ! 448 - Clothing and Accessories! ! 722! - Food Services and Drinking Places !! ! ! ! ! ! !! ! ! !! Clipper St !! ! 26th St Cesar! Chavez St Duboce! Ave!! Townsend St ! ! ! ! ! ! ! Sixth St !! ! ! ! ! ! 4th St ! ! !! 101 !! ! 451 - Sporting goods,! Hobby, ! 811 - Repair and Maintenance ! 13th St Fifth St ! ! ! ! ! Erie St ! ! ! ! ! Sanchez St ! ! ! Musical Instrument! and Books ! ! ! !! ! ! Marin St ! ! !! ! ! 812 - Personal and Laundry Services Ramona Ave ! ! ! !! ! ! ! 14th! St! ! ! Alameda St ! 280 ! !!!!! ! ! ! ! ! 27th 452St - General Merchandise ! !! !! ! ! ! ! ! 813 - Religious and Civic Organizations ! ! ! ! !!! ! ! ! !!!! Napoleon St ! !! ! Hooper St ! 453 - Miscellaneous ! ! ! !!! ! ! ! ! Duncan St ! ! ! Henry St ! ! !! !! ! ! Irwin St ! ! ! ! ! ! ! De Haro St ! ! Guerrero St !! ! ! ! 15th St !! !! ! ! ! ! ! ! !! 519! - Other Information!!!! ! ! !! ! Utah St Hubbell St ! ! !! ! ! ! ! ! !! ! ! ! ! ! 16th! St ! ! ! !!! ! ! 311 - Food Manufacturing ! 522 - Credit Intermediation ! ! ! ! ! Kansas St Beaver St! !!!!!! ! !!!! ! !!! ! !!! ! ! ! ! !!!!!!! Albion St !!!! ! ! ! !!!!!!!!Hoff St ! ! 17th St ! !! ! !! !! ! !!!!!!!!!! !! ! ! ! ! !! 443! !- Electronics! ! and Appliance 532 - Rental and Leasing Services !!! !!! ! !!! ! ! ! ! !! ! ! ! ! ! ! ! !! ! Chula Ln ! ! ! ! ! ! 445 - Food and Beverage ! 611 - Educational Services States St !!! ! ! !! ! !! ! ! ! ! ! !! ! ! Mariposa! St ! ! !! ! ! ! !! ! !! ! ! ! ! !446 - Health and Personal Care ! 624 - Social Assistance ! ! ! Hampshire St ! ! ! ! Florida St ! ! ! !! ! ! ! ! Treat Ave ! !!! 18th St !! Ford St ! ! !! !! ! ! ! 447! -! !Gas! Stations!! ! 713 - Amusement, Gambling and Recreation ! ! ! ! ! !!! ! Illinois St Oakwood St ! !! !! ! !! !! !! 18th St !! ! !! !!! ! ! ! ! ! ! Hartford St ! ! ! ! !!! ! !!!!!! ! !! ! ! ! 448 - Clothing and Accessories 722 - Food Services and Drinking Places ! !!!!!!!!! !! ! !! ! Tennessee St ! !!! Valencia St ! ! Linda St ! ! !! ! !! ! !! ! ! !! Hancock St !! ! 19th St ! 19th St 451 - Sporting goods, Hobby, !811 - Repair and Maintenance ! !! !! ! !!! ! ! ! Musical Instrument and Books !! ! ! !! Pennsylvania Ave Michigan St !! ! ! !! ! Missouri! St !!Castro St ! ! ! ! ! ! ! ! !! ! ! !! ! ! 101 20th!! !St 812 - Personal and Laundry Services ! ! ! ! ! 452 - General Merchandise ! ! ! ! ! ! ! 20th St ! !! Capp St Eureka St ! ! !! !! ! 813 - Religious and Civic Organizations ! South Van Ness Ave !! ! !! ! Folsom St ! ! ! ! !! ! ! 453 - Miscellaneous ! ! ! Arkansas St ! ! ! Dolores St ! ! ! ! !Mission! St ! ! 519 - Other Information !!! !! Liberty St ! ! 21st St ! 22nd! ! !St ! !!!!! ! ! Rhode Island St ! ! ! !! ! San ! ! 22nd St ! Carolina St ! !! !! !! !Hill St!! ! Francisco ! Bryant St ! York St Hill St !!!! !!!!! !!! ! ! ! ! ! Shotwell St ! ! ! !! Indiana St ! ! !!! !!! !! ! ! ! Bay ! ! ! ! ! ! ! ! ! ! ! !! ! ! Diamond St ! ! !! ! ! ! Church St !! ! ! Alvarado St ! ! 23rd St! ! Texas St Fair Oaks St ! ! ! ! ! !! ! Vermont St ! ! ! ! ! !! ! ! 24th St ! ! ! ! ! Utah St ! ! ! ! ! ! ! ! !! ! ! ! !! !!! 24th St ! 3rd St !! ! ! Maryland St Noe St ! 25th St ! ! !! ! !! ! ! ! ! ! ! !!! !!! !!!! ! ! ! ! ! !! ! !! !!! !!! !! !!!!!!! !! !!!! ! !! ! ! ! !!!!!!!!!!!!!! !! ! ! ! ! ! ! ! ! Lilac St ! ! Jersey St ! ! ! ! !! Virgil St ! ! ! 26th St ! 25th St ! ! ! ! ! ! ! Clipper St ! !! ! ! ! ! 26th! St Cesar Chavez St ! ! !! ! ! !! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Marin St !27th! St ! ! ! !!! Precita Ave ! ! !!!!! Peralta Ave ! ! ! ! Duncan St ! ! ! ! ! ! ! !! ! ! !!!! ! ! !!! ! ! 311 - Food Manufacturing ! 447 - Gas Stations ! 453 - Miscellaneous! ! ! 611 - Educational Services ! 811 - Repair and Maintenance ! 443 - Electronics and Appliance ! 448 - Clothing and Accessories ! 519 - Other Information ! 624 - Social Assistance ! 812 - Personal and Laundry Services ! 445 - Food and Beverage ! 451 - Sporting goods, Hobby, Musical Instrument and Books ! 522 - Credit Intermediation ! 713 - Amusement, Gambling and Recreation ! 813 - Religious and Civic Organizations ! 446 - Health and Personal Care ! 452 - General Merchandise ! 532 - Rental and Leasing Services ! 722 - Food Services and Drinking Places

44 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

45

Source: SF Planning, Audrey Harris frequently host other activities, among many other comprised of 19 members of the public appointed uses, can be considered “neighborhood serving.” by the Board of Supervisors or the Mayor. The By this definition, Showplace Square/Potrero Hill CAC focuses on implementation of the Eastern is home to about 127 neighborhood serving busi- Neighborhoods Implementation Program and nesses and establishments employing a little over priority projects. Together with the IPIC, discussed 2,000 people. below, the CAC determine how revenue from impact fees are spent. The CAC also plays a key As shown in Table 5.5.1, the top 10 neighbor- role in reviewing and advising on the Five-Year hood serving establishments in Showplace Square/ Monitoring Reports. Potrero Hill include grocery store, eating places (full- and limited-service restaurants), schools, The EN CAC has held monthly public meetings gyms, community organizations and various retail since October, 2009. For more information on the stores. These businesses are typically along 16th, EN CAC, go to http://encac.sfplanning.org. 17th and generally in the northern half of the Plan area, as shown on Map 9. 6.2 Eastern Neighborhoods Community Facilities and Infrastructure Fee and Fund

6. Implementation of Proposed The Eastern Neighborhoods Community Facilities and Infrastructure Fee includes three tiers of Programming fees that are based on the amount of additional development enabled by the 2009 Eastern Neigh- Along with establishing fees, and providing a borhoods rezoning, later including the Western programmatic framework of projects, the EN SoMa rezoning. In general, Tier 1 fees are charged approvals included amendments to the City’s in areas where new zoning provided less than 10 Administrative Code establishing a process to feet of additional height. Tier 2 fees are for those choose infrastructure projects for implementation areas that included between 10 and 20 feet of on an ongoing basis. additional height, and Tier 3 fees are for areas that included for 20 feet or more of additional height. 6.1 Eastern Neighborhoods Citizens Fees are adjusted every year based on inflation of Advisory Committee construction costs.

The Eastern Neighborhoods Citizens Advisory Below is a chart of the original fees (2009) and Committee (EN CAC) started meeting on a the fees as they exist today. monthly basis in October 2009. The CAC is

Table 6.2.1 Eastern Neighborhoods Infrastructure Impact Fees per Square Foot, 2009 and 2016

Original Fee 2016 Fee "Non- "Non- Residential Residential Residential" Residential" Tier 1 $8.00 $6.00 $10.19 $7.65 Tier 2 $12.00 $10.00 $15.29 $12.74 Tier 3 $16.00 $14.00 $20.39 $17.84

Source: San Francisco Planning Department

The fees established above are proportionally divided into five funding categories as determined by the needs assessment, nexus studies, and feasibilities studies, including housing, transportation/transit, complete streets, recreation and open space, and child care. In the Mission District NCT and MUR (Mixed-Use Residential) Districts, 75% of fees collected from residential development is set aside for affordable housing for the two respective Area Plans. The first $10,000,000 collected are targeted to affordable housing preservation and rehabilitation. To date, the City has collected more than $48 million in impact fees, as shown on Table 6.2.2.

46 SAN FRANCISCO PLANNING DEPARTMENT Showplace Square/Potrero Hill area plan Monitoring Report | 2016

Table 6.2.2 Table 6.2.4 Eastern Neighborhoods Infrastructure Impact Fees Eastern Neighborhoods Infrastructure Impact Fees Collected to Date Collected, 2011–2015 Category Collected Area Revenue Projects HOUSING $4,742,000 East SoMa $14,635,000 39 TRANSPORTATION / TRANSIT $16,936,000 Western SoMa $6,940,000 11 COMPLETE STREETS $6,733,000 Mission $5,357,000 43 RECREATION AND OPEN SPACE $17,518,000 Central $10,034,000 19 Waterfront CHILDCARE $2,416,000 Showplace/ $11,384,000 26 Total $48,345,000 Potrero

Source: San Francisco Planning Department Total $48,350,000 138

Note: Amount collected includes in-kind improvements Source: San Francisco Planning Department

Over the 2016-2020 period, the City is projected to collect a little over $145 million from the East- 6.3 IPIC Process ern Neighborhoods impact fee program, as shown on Table 6.2.3. The purpose of the Infrastructure Plan Implemen- tation Committee (IPIC) is to bring together City Table 6.2.3 agencies to collectively implement the community Eastern Neighborhoods Infrastructure Impact Fees improvement plans for specific areas of the City Projected, 2016–2020 including the Eastern Neighborhood Area Plans. Category Collected Defined in Article 36 of the San Francisco Admin- HOUSING $26,411,000 istrative Code, the IPIC is instrumental in creating a yearly expenditure plan for impact fee revenue TRANSPORTATION / TRANSIT $30,302,000 and in creating a bi-annual “mini” Capital Plan for COMPLETE STREETS $38,542,000 the Eastern Neighborhoods. The annual Expendi- RECREATION AND OPEN SPACE $43,912,000 ture Plan is specific to projects that are funded by CHILDCARE $5,931,000 impact fees. The bi-annual Eastern Neighborhoods Total $145,098,000 Capital Plan also includes infrastructure projects that are funded by other sources, and projects Source: San Francisco Planning Department where funding has not been identified.

As shown in Table 6.2.4, approximately $11.4 6.4 Eastern Neighborhood MOU million were collected from 26 projects in Showplace Square/Potrero Hill between 2011 and In 2009, the Planning Department entered into 2015. Overall, roughly $48.4 million has been a Memorandum of Understanding with SF Public collected in all of the Eastern Neighborhoods. Works, SFMTA, Rec and Park, and MOHCD to assure commitment to implementing the EN Plans. A key component of the agreement was the establishment of a list of priority projects:

»» Folsom Street »» 16th Street »» Townsend Street »» Pedestrian Crossing at Manalo Draves Park »» 17th and Folsom Street Park »» Showplace Square Open Space

47 6.5 First Source Hiring Program code area in projects throughout the city. In 2011, the City also implemented a first of The First Source Hiring Program was first adopted its kind, the Local Hire Policy for Construction in 1998 and modified in 2006. The intent on publicly funded construction projects. This of First Source is to connect low-income San policy sets forth a mandatory hiring requirement Francisco residents with entry-level jobs that are of local residents per trade for construction work generated by the City’s investment in contracts or hours. This policy superseded the First Source public works; or by business activity that requires Hiring Program on public construction contracts. approval by the City’s Planning Department or Since 2011, a cumulative 37% of the overall 6.2 permits by the Department of Building Inspection. million work hours have been worked by local CityBuild works in partnership with the Planning residents and 58% of 840,000 apprentice work Department and DBI to coordinate execution of hours performed by local residents. First Source Affidavits and MOUs.

CityBuild is a program of the Office of Economic 7. Ongoing Efforts and Workforce Development and is the First Source Hiring Administrator. In accordance with Chapter 83: First Source Hiring Program, develop- Showplace Square Open Space Plan. The ers must submit a First Source Affidavit to the Showplace Square/Potrero Hill Area Plan noted Planning Department prior to planning approval. that a total of four acres of new space should be In order to receive construction permit from DBI, provided to accommodate expected growth. The developers must enter into a First Source Hiring 2010 Showplace Square Open Space Plan pro- MOU with CityBuild. Developers and contractors vided conceptual designs for eight possible open agree to work in good faith to employ 50% of its space projects including Daggett Park and the entry-level new hiring opportunities through the expansion and improvement of Jackson Square CityBuild First Source Hiring process. Playground. The purpose of the Open Space Plan was to identify potential open space opportunities Projects that qualify under First Source include: and to identify and prioritize the most viable ones. Of the eight projects, Daggett is under construc- »» any activity that requires discretionary action tion, and a more specific scope for Jackson by the City Planning Commission related to a Playground is being developed. commercial activity over 25,000 square feet including conditional use authorization; Arts and Design Educational Special Use Dis- »» any building permit applications for a residen- trict. On November 22, 2011, Supervisor Malia tial project over 10 units; Cohen introduced a proposed ordinance which »» City issued public construction contracts in would amend the San Francisco Planning Code to excess of $350,000; create the Art & Design Educational Special Use »» City contracts for goods and services in excess District (SUD). The SUD permits postsecondary of $50,000; educational institutions without use size limita- »» leases of City property; tions, to allow student housing and to allow the »» grants and loans issued by City departments in Zoning Administrator to authorize temporary struc- excess of $50,000. tures without public hearing provided the structure is occupied by a use allowed by the SUD at 1111 Since 2011 CityBuild has managed 442 place- 8th Street, The California College of the Arts. The ments in 72 First Source private projects in the SUD area is bounded by the east side of De Haro three zip codes encompassing the Eastern Neigh- Street, the northside of 151st Street, the east side borhoods Area Plans (94107, 94110, 94103), of 8th Street, the north side of Irwin Street, the not including projects in Mission Bay, approved west side of 7th Street, the south side of Hooper under the former Redevelopment Agency. They Street and the south side of Channel Street (Map have also placed 771 residents from the three-zip 10). The purpose of creating the Art & Design

48 SAN FRANCISCO PLANNING DEPARTMENT Main St

Pine St Fern St Bush St 80 Sutter St Geary St

Powell St

Post St Mason St Minna St O’Farrell St Franklin St Geary Blvd

3rd St Olive St Ellis St

Webster St

Eddy St

4th St Mission St Market St Ellis St 2nd St

Mary St Hyde St

Larkin St Polk St Harrison St Turk St

Laguna St Buchanan St

Gough St

Golden Gate Ave Howard St

Mcallister St Van Ness Ave Brannan St 5th St King St Folsom St

Fulton St 7th St Grove St Townsend St Hayes St Langton St

6th St Bryant St Fell St

8th St

Bluxome St

9th St Showplace Square/Potrero Hill area plan Monitoring Report | 2016

Oak St Page St

10th St Educational Special Use District is to facilitate the continued operation of the California College of Haight St the Arts and to provide a regulatory scheme for potential future expansion of the California College Mission Rock St

Fillmore St Pierce St Otis St Harrison St of the Arts. Adopted April 25, 2013, this SUD Steiner St provides a regulatory scheme for potential and Scott St future phased expansion of the campus. 12th St China Basin St

Divisadero St Map 10 Arts and Design Educational Special Use District

Bridgeview Way

Duboce Ave 13th St

Sixth St

101 4th St Erie St Berry St

Fifth St

Sanchez St SUD 14th St Alameda St 280

Ramona Ave 3913-003 3820-002

3808-004

3820-003 Henry St 15th St 3913-002

Hubbell St

Guerrero St De Haro St

Utah St 16th St

Beaver St

Kansas St 17th St

Albion St Hoff St

Chula Ln States St Mariposa St

Treat Ave 18th St

Florida St Ford St Hampshire St 18th St

Illinois St

Oakwood St

Hartford St Hancock St 19th St Tennessee St

Linda St 19th St

Valencia St

20th St

101 Missouri St Michigan St

Castro St Pennsylvania Ave 49 20th St

Capp St

Eureka St

Folsom St

South Van Ness Ave Liberty St 21st St Arkansas St 22nd St

Dolores St

Mission St

22nd St

Rhode Island St Hill St

Carolina St Hill St

York St Bryant St

Shotwell St

Indiana St

23rd St

Diamond St Alvarado St

Church St Texas St 24th St

Fair Oaks St

Vermont St

Utah St 24th St 25th St

3rd St

Noe St

Maryland St

Jersey St

Lilac St 26th St

25th St Virgil St

Clipper St Cesar Chavez St 26th St

Marin St 27th St 0 0.5 Precita Ave Peralta Ave Duncan St I Miles Mayor

Edwin M. Lee

John Rahaim, Director of Planning Board of Supervisors Gil Kelley, Director of Citywide Planning London Breed, President Teresa Ojeda, Manager, Information & Analysis Group Eric Mar Pedro Peterson, Project Manager/Planner Mark Farrell Paula Chiu, Planner Aaron Peskin Audrey Harris, Planner Katy Tang Adrienne Hyder, Graphic Design/Cartography Jane Kim Paolo Ikezoe, Planner Norman Yee Mathew Snyder, Planner Scott Wiener Michael Webster, Cartography David Campos Malia Cohen Citizens Advisory Committee of the John Avalos Eastern Neighborhoods Plan Current Members: Planning Commission Chris Block, Walker Bass, Chirag Bhakta, Joe Boss, Rodney Fong, President Don Bragg, Marcia Contreras, John Elberling, Dennis Richards, Vice President Keith Goldstein, Oscar Grande, Bruce Kin Huie, Michael Antonini Henry Karnilowitz, Toby Levy, Robert Lopez, Rich Hillis Fernando Martí, Dan Murphy, Kristian Ongoco, Christine D. Johnson Abbie Wertheim Kathrin Moore Cindy Wu Previous Members: Alisa Shen, Arthur Reis, Maureen Sedonaen, Kate Sofis, Cyndy Comerford, Julie Leadbetter

The Planning Department would also like to acknowledge the efforts of community organizations and the thousands of community members who have worked with us over the years to develop the Eastern Neighborhoods Community Plans.

For Information on the Eastern Neighborhoods Area Plans, visit: http://easternneighborhoods.sfplanning.org