Development Review Process

Approved by the DNA membership on June 14, 2016

The Dogpatch Neighborhood Association (DNA) values creative and aesthetic design as well as meeting or exceeding regulations and standards in the development of any new or re-use project within the boundaries of the Dogpatch community (Mariposa to Cesar Chavez Streets, Pennsylvania Street to San Francisco Bay) and its surrounds (Central Waterfront from Mission Bay to Islais Creek, Potrero Hill and Showplace Square). This neighborhood includes the Dogpatch Historic District found to be of significant importance as the oldest and most intact concentration of industrial workers’ housing in San Francisco.

Project Discussion and Submittal Process

1. Developer should contact the DNA Board President regarding plans to develop in the neighborhood. The developer should present a summary sheet with the following information: address; project sponsor; developer; project contact with address, phone and email; architect; landscape architect; assigned city planner; Planning ID #; lot size (sq. ft.); block/lot #; built space with breakdown of use (sq. ft.); public open space (sq. ft.); total parking with breakdown (e.g. residential, commercial); car share; total bicycle parking; total residential units with breakdown of unit types (sq. ft.); and expected approval timeline.

2. The President will refer the developer to the DNA Design and Development Committee (DDC) to open a dialogue about the proposed project. The DDC can offer early feedback and guide the sponsor in the design proposal.

3. Following the discussion, a first draft design should be brought to the committee for review.

Review Process

1. Developer/architect to submit the following information in pdf format: Available floor plans, landscape plans, elevations, renderings, a detailed presentation of views from all angles including street level and from nearby hill areas, and any other representations of the building with a description of building materials/elements (same as submitted to the San Francisco Planning Department).

2. Following the review and resolution of requested changes with DNA DDC, the developer/architect will present the project to the full DNA at a future scheduled monthly meeting to solicit further feedback. Once the project has been finalized, the developer/architect will present at a follow-up DNA meeting for member vote.

3. If there are changes to the design between the DNA presentation and the DNA vote, the Committee must receive the changes one week prior to the scheduled vote.

4. It must be written into the final project proposal submitted to SF Planning that if a project is sold, the new project owner must come back to DNA for approval of any changes to the project.

Development and Design Criteria

Projects will be reviewed by the DDC and approved by DNA members based on the criteria below.

1. Design must be sensitive to the neighborhood surrounding the subject project. Developer must take into account neighborhood historical integrity, existing buildings’ height and bulk, neighborhood light and air quality, and vistas within and from the neighborhood. Dogpatch is a neighborhood with a rich mix of building types, uses, architectural styles and scales. SF Planning has set a uniform height limitation of 58-68’ across Dogpatch. This uniform height threatens to homogenize the diversity of scales. New developments must recognize that while greater height and density are invited by the urban scale of Third Street, Mariposa Street and the freeway edge of Indiana Street, streets like Minnesota and Tennessee invite a lower scaled, finer grained and gradated approach to design.

2. Projects should retain/enhance historic structures/elements. Development within the Dogpatch Historic District is subject to the standards San Francisco Planning Code Article 10 of Section 101.

3. Within UMU zoning, development should, in fact, contribute to neighborhood mixed use.

4. Development façade and adjacent sidewalk and street should engage the public and enhance street safety. To be more neighborhood friendly, wherever possible, projects should make any open space or courtyard accessible to the neighborhood and provide all units on the street with entries, gardens or terraces that face the street creating a positive edge and connection to the surrounding neighborhood. There should be a variety of design elements incorporated in the building/s that complement adjacent structures. Set backs are encouraged to enhance pedestrian experience and should complement adjacent property or existing setbacks.

5. Elevator towers, HVAC equipment and related items should be set back or located elsewhere to minimize height and enhance design.

6. Building entry and adjacent design (front and back entry, garage, interior walkways, mid-block passageways, adjacent sidewalks) should provide lighting that is designed and installed for the maximum safety of residents and pedestrians.

7. The project should include an onsite affordable housing component to retain the Dogpatch mixed income neighborhood where permitted by law.

8. There should be a minimum of 10% 3-bedroom units to provide housing useful to growing families.

9. We encourage the project to meet or exceed as required the City inclusionary housing requirement to accommodate aging in place/accessible housing.

10. We promote the inclusion of the maximum allowable-by-law, on-site residential vehicle parking. Projects with less parking are encouraged to provide more affordable units.

11. We encourage maximum allowable-by-law car-share spaces provided on project site and on street adjacent to project.

12. The project should include a minimum of 1:1 secure bike parking per unit and consider 1:1 per bedroom. There should be maximum use of, and provisions for, bikes for subject property residents and guests and for visitors to mixed use (other than residential) portion of the site, including bike storage, Class I bike parking, bike corrals, and bike racks. Location of bike parking should be at street level.

13. The project should provide sub-meter water in multi-unit buildings.

14. Green standards must exceed minimum City standards. (The SF “Green Team” allows and supports standards “beyond LEED” to replace LEED requirements.)

15. Loading zones should be provided to avoid double parking to the detriment of traffic flow in and around the neighborhood, and should be located so as to minimize impact on existing on-street parking.

16. Trash pick up zones should be designed such that neighbors, pedestrians and traffic will not be adversely affected when these zones are in use (e.g., containers left outside on sidewalks). Projects should have trash pick ups within their property.

17. We strongly encourage undergrounding utilities adjacent to subject property especially for large projects (over 100 feet contiguous linear street front).

18. There should be maximum greening of subject property and adjacent sidewalks as an enhancement of the pedestrian/public realm surrounding the subject property. Examples are corner bulb outs, mid-block sidewalk extensions, street tree and other plantings, benches, native and drought tolerant flora and fauna habitat. (Refer to San Francisco Better Streets Plan.)

19. Regarding retail services, ground floor development along Third Street must be made available and prioritized for this use along with numbered streets particularly 18th, 20th and 22nd Streets.

20. In addition to City development fees, the developer is encouraged to partner with the Dogpatch neighborhood by setting aside a portion of project costs with financial and/or in-kind services for DNA approved neighborhood projects including but not restricted to greening projects (that benefit the public), sidewalk enhancements (greening/lighting), children’s services (play areas/safety, lighting), street and safety improvements (traffic calming, crosswalks, signage), dog-friendly amenities such as enclosed off-leash areas, enhancement of local parks and open spaces and support for public art. The set aside will be based on a tiered system based on number of units, capped at $8000/unit:

    • 0-50 units – $1000/unit 50-100 units – $2000/unit

    • 101-200 units – $3000/unit 201-300 units – $4000/unit

    • 301-400 units – $5000/unit 401-500 units – $6000/unit

    • 501-600 units – $7000/unit 601-700 units – $8000/unit

21. We encourage the support of and for local jobs and families by hiring local contractors and workers at prevailing wages.