SEC. 249.98. POTRERO YARD SPECIAL USE DISTRICT.

(a) Location. A Special Use District entitled the Potrero Yard Special Use District (the “SUD”) is hereby established, comprising Lot 001 in Assessor’s Parcel Block 3971 (the “Project site”), located at 2500 Mariposa Street, to facilitate the purpose set forth in subsection 249.98(b).

(b) Purposes. The purpose of the Potrero Yard SUD is to facilitate development of the Potrero Yard Modernization Project by allowing uses beyond San Francisco Municipal Transportation Agency’s growing facility, maintenance, and operational needs, including residential uses and non-residential uses. The Potrero Yard Modernization Project will include the construction and operation of a modern, multi-story, efficient bus maintenance and storage facility equipped to serve the San Francisco Municipal Transportation Agency’s growing and future needs, as well as the construction of high-density residential development and ground floor commercial space. The controls set forth in this Section 249.98 shall be in addition to the requirements of any agreement between the City and another party for developing and operating uses at the site.

(c) Controls. In addition to controls applicable to the Public District set forth in Planning Code Sections 211 et seq., applicable provisions of the Planning Code shall apply in the Potrero Yard SUD, except as otherwise provided in this Section 249.98. In the event of a conflict between other provisions of the Planning Code and this Section 249.98, this Section 249.98 shall control.

(d) Uses.

(1) Public Uses. Public Facilities, including Public Transportation Facility and Public Utility Yard, shall be principally permitted uses.

(2) Residential Uses.

(A) Planned Unit Development. Residential Uses shall be authorized as a Planned Unit Development subject to Conditional Use Authorization in accordance with the provisions of Planning Code Sections 303 and 304.

(B) Density. No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each development lot.

(3) Non-Residential Uses. On the first floor, the following non-residential uses shall be principally permitted or conditionally permitted as set forth in Table 838 of Planning Code Section 838, the Urban Mixed Use District Zoning District: all uses within the following use categories: “Sales and Service Category,” “Entertainment, Arts and Recreation Use Category,” “Industrial Use Category,” “Institutional Use Category”; and “Non-Retail Professional Services” use within the “Non-Retail Sales and Services Use Category.” All other uses and use categories in Table 838 shall not be permitted. Commercial Use Characteristics shall be principally permitted or conditionally permitted as set forth in Table 838.

(e) Residential Development Controls.

(1) Usable Open Space. Each dwelling unit shall have access to 80 square feet of private or common usable open space or 54 square feet of publicly accessible usable open space. In the event that Public Facilities or Public Transportation Facilities are constructed on portions of the building above 75 feet in height, the amount of usable open space required for each dwelling unit shall be reduced to 50 square feet of private or common usable open space.

(2) Dwelling Unit Mix. Dwelling unit mix requirements shall be those applicable to the Eastern Neighborhoods Mixed Use Districts under Planning Code Section 207.6. Additional dwelling unit mix requirements may be determined by future agreement between the City and another party for developing and operating uses within the SUD.

(3) Affordability. Additional affordability requirements may be determined by future agreement between the City and another party for developing and operating uses within the SUD.

(f) Non-Residential Development Controls. The following controls shall apply to all non-residential uses within this SUD, except for public uses.

(1) Street frontage requirements. The active use requirements in Planning Code subsection 145.1(c)(3) shall apply to non-public uses fronting on Bryant Street, 17th Street, and Hampshire Street.

(2) Transparency requirements. The transparency requirements in Planning Code subsection 145(c)(6) shall apply to frontages with non-public, active uses.

(3) Gates, railings, and grillwork requirements. The gates, railings, and grillwork requirements in Planning Code subsection 145.1(c)(7) shall apply.

(4) Location and operating conditions. Location and operating conditions in accordance with Planning Code Section 202.2 shall apply.

(5) Parking Requirements. Off-street parking is not required for the non-residential uses permitted under subsection 249.98(d)(3).

(g) Building Standards.

(1) Sign Regulations. The provisions of Planning Code Article 6 shall apply to all signs within this SUD. Notwithstanding the foregoing sentence, the following signs are permitted. Such signs shall otherwise conform to the provisions of the Planning Code, and shall require any other applicable approvals, including, if necessary, an encroachment permit under Section 786 of the Public Works Code.

(A) One indirectly illuminated, freestanding sign may be located along Mariposa Street within the public right of way. The aforementioned freestanding sign shall not exceed 15 feet in height, 70 feet in width, and 490 square feet in area on any side. Such freestanding sign shall not project more than four feet into the public right of way.

(B) One window sign displaying the “Muni” logo. Such window sign shall allow no less than 50% transparency and shall have maximum dimensions of 51 feet in width and 24 feet in height.

(2) Streetscape Plan. The streetscape and pedestrian improvement requirements set forth in Planning Code Section 138.1 shall apply. A streetscape plan shall be submitted for review to the Planning Department showing the location, design, and dimensions of all existing and proposed streetscape elements in the public right-of-way directly adjacent to the fronting property, including signage, street trees, sidewalk landscaping, street lighting, site furnishings, utilities, driveways, and curb lines, and the relation of such elements to proposed new construction and site work on the Project site.

(3) Height and Bulk for portions of the building lower than 75 feet in height. There shall be no bulk, Floor Area Ratio, setback, lot coverage, or rear yard requirements for any uses within the portion of any building below 75 feet in height, as measured from the midpoint of Mariposa Street between Bryant Street and Hampshire Street at the curb level.

(4) Development Standards for portions of the building 75 feet or more in height.

(A) Setbacks. At minimum, setbacks of 60 feet along the 17th Street frontage, and 10 feet along the Bryant Street, Mariposa Street, and Hampshire Street frontages, are required; provided, however, that (i) stairs and elevator penthouses, parapets greater than four feet in height, mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself and its screening, and enclosed vehicular ramps for public uses may be located within the setbacks required in this subsection 249.98(g)(4)(A); and (ii) no setback shall be required for a cumulative total of 180 linear feet or less of building along the Bryant Street, Mariposa Street, and Hampshire Street frontages.

(B) Lot Coverage. Lot coverage between 75 feet and 150 feet in height shall be limited to no more than 50% of the total lot area.

(C) Massing separation above 115 feet in height.

(i) No street-facing portion of the building above 115 feet in height shall have a linear dimension greater than 180 feet in width without it being separated from another mass by the means described in subsection 249.98(4)(C)(ii) below. Further, when located along Bryant Street, Mariposa Street, or the Hampshire Street frontage, such building massing shall not have a linear dimension greater than 155 feet in width.

(ii) Building masses shall be separated by at least 25 feet. Such massing breaks shall take the form of recessing and projecting building elements to provide articulation to the façade. The depth of such massing breaks shall be sufficient to establish a distinguishable and desirable transition between masses.

(Added by Ord. 58-24, File No. 231256, App. 3/22/2024, Eff. 4/22/2024)