Category: Land Use

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Investor who bought up buildings to ‘improve’ ritzy S.F. neighborhood is uprooting legacy businesses

By Laura Waxman : sfchronicle – excerpt

The first thing that Pacific Heights resident Gabriel Wolf recalls when asked about his mid-pandemic move to Upper Fillmore Street is discovering signs of a friendly and engaged community that he found comforting during a time of great uncertainty.

He points out a ginkgo tree dubbed “Bartholome” that the owner of Cielo lobbied the city to have planted on the sidewalk in front of her clothing boutique, and the string lights that a customer of adjacent Ten-Ichi installed outside the 46-year-old sushi restaurant. Across the street, 45-year-old La Mediterranee restaurant refurbished its parklet with a mural depicting a serene sunset…

“These businesses obviously care about this neighborhood and the people in it,” Wolf said.

Now the future for some of these businesses is uncertain.

When a mysterious web of connected limited liability companies started buying up building after building on a three-block stretch of Fillmore, small business owners and residents in the area were hopeful that the infusion of capital could help buoy and revive the close-knit retail community that had been struggling since the pandemic.

But, months after the properties traded hands, the vision of Upper Fillmore’s newest investor is coming into focus, and one thing appears certain: It does not include several of the mom and pop businesses that have anchored the street for decades.

Earlier this year, stealthy entities spent upwards of $40 million on acquiring more than half a dozen aging buildings on Fillmore between Clay and Pine streets, including the defunct Clay Theater at 2261 Fillmore. For now, they’re adding to the street’s shuttered storefronts by displacing a handful of long-time small businesses in an apparent bid to ultimately bring more high-end retailers into the area… (more)

RELATED:
VC Neil Mehta, who’s quietly nabbing prized SF property, plans a “Y Combinator for restaurants”: 
What does Neil know about the restaurants he is kicking out? Not much evidently. They are some of the most popular eating establishments in town. How jaded are his tastebuds?

You better keep your car because you are going to need it when they drive you out of town!

 

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SB 610: Senator Wiener attacks Fire Hazard Maps as impediments to housing.

By Amy Kalish : marinpost -excerpt

Fire truck got stuck in a tight turn. Had to get another. Use a different approach. Hydrant was 300 feet away Here’s something fresh!

There is a new and dangerous assault on local control. Senator Wiener is not content to merely wrest zoning from cities. He is now targeting Fire Hazard Severity Zone Maps as “impediments” to housing.

SB 610 upends local considerations — and would eliminate the State Fire Hazard Severity Zone maps and familiar terms — most noticeably “ember resistant zones.” A whole new system would instead declare portions of the state “Wildfire Mitigation Areas.” There would be no comparative maps to see where changes were made.

Wiener introduced SB-610 “Fire prevention: wildfire mitigation area: defensible space: State Fire Marshal” as a “gut and amend” bill, meaning the contents were completely changed after it had already passed the Senate in an innocuous form (a proposed annual report by the chair of the State Energy Resources Commission).

The Assembly had no time to digest the language or its ramifications and it has sailed through.

Wiener bluntly states the reasons to ditch a functioning system in his SB 610 Fact Sheet:

  • “to keep localities from weaponizing the fire hazard mapping as anti-housing/development tools.”
  • “LRA (Local Responsibility Area) maps can functionally result in restrictions on growth in those areas through imposing costly building standards, increased disaster planning and mitigation requirements, or increasing home insurance premiums.”
  • “Local jurisdictions have the ability to misuse this process and make the majority of their community a high or very high FHSZ (Fire Hazard Severity Zone) map that could impact housing development.”
  • In other words, the Maps must go in order to keep cities and counties from cheating their way out of “fair share housing.”…(more)

How can anybody be so callous about human lives?

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Breed’s allegiance to the Yimby movement is hurting her political future

By Calvin Welch : 48hills – excerpt

Some of her Big Tech allies have abandoned her—and now the neighborhoods are unhappy too…

Hammett’s 1920s cynicism of fictional San Francisco has been superseded by the 2020s reality facing voters this November: the simultaneous buying and taking of the city by a handful of billionaires. These billionaires’ intent is not only controlling the city’s politics, but also in replacing most of its current residents with folks more like them—wealthy and conservative.

This assault on the current residents of San Francisco is based, in part, on Yimby lies about housing policy, lies endorsed by the Breed administration. And the irony of ironies is that it is her “loyalty” to this agenda that has so weakened her among San Francisco voters that some of her wealthy backers have dropped her like a stone.

Breed has now been officially discarded by the very “moderates” she has courted with her pro-Yimby density/displacement plans and her hard right turn on crime and police. Parts of the big tech/real estate coalition have now formally endorsed Mark Farrell, saying that Breed has not “demonstrated an ability to govern with the degree of persistence and consistency necessary to solve San Francisco’s problems.”…(more)

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URGENT — OPPOSE SB 7

This is an URGENT call to action. SB 7 is a terrible bill, and it needs to be opposed before it’s next heard on 6/26. Letters and calls should be in ASAP. Today if possible.

What is the Problem with SB 7?
This is a housing bill that makes HCD stronger and RHNA worse. SB7 takes recommendations from a 176 page report — “California’s Housing Future 2040: The Next Regional Housing Needs Allocation (RHNA)” — sent to legislators just two months ago, and hastily tries to get them passed into law in the next few weeks.

Through a sneaky process called “gut and amend,” new language has been put into SB 7 — which already passed the Senate in another form — and is now working its way through the Assembly.

No underlying problems of 6th cycle RHNA are addressed. This bill relies on unsubstantiated claims about the state’s housing crisis to justify usurping local control.

The 6th cycle RHNA is not even mid-way through, and all cities are failing its metrics. The solid reasons why are heavily documented — to the point that a housing element audit was recently authorized to examine the process.

The HCD is doing an end run around the audit and any flaws it might uncover; the new language of SB 7 bolsters their powers for 7th cycle RHNA, and they want it done now.

WHAT HCD GETS WITH SB 7:

  • An increase in authority, zero oversight, no transparency
  • Heavier hand against cities, bolstered by new punitive legislation
  • Further control over local zoning control
  • Eliminates the right to appeal RHNA mandates
  • Allows unchecked lobbyist influence
  • Continue to disregard infrastructure costs and other impacts to cities
  • Continue to disregard actual data, including population projections that show California’s numbers flat through 2060
  • Inclusion of open space in their calculation for how much new development a jurisdiction can absorb
  • No requirement to base policy on robust economic theory
  • No requirement to base RHNA mandates on legitimate population projections
  • RHNA allocations will continue to increase market rate housing
  • RHNA will require — but not advance — affordability.
  • Unelected bureaucrats will continue creating policy with no accountability

THIS IS HAPPENING FAST:
SB7 is being rushed through without due diligence.
This “gut and amend” bill bypassed normal deadlines, and showed up at the last minute. In the Senate it was an innocuous bill about group housing.

June 10th: Amended in Assembly
June 18th: Passed Assembly Housing and Community Development Committee
June 26th: Up for a vote in the Local Government committee

your message can be this simple: I OPPOSE SB 7.
Contact for direct representatives are below, they also need to hear from us.

First Last Email Phone
Chair, D Juan Carrillo juan.carrillo (916) 319-2039
V-Chair, R Marie Waldron marie.waldron (916) 319-2075
R Bill Essayli bill.essayli (916) 319-2063
D Matt Haney matt.haney (916) 319-2017
D Ash Kalra ash.kalra (916) 319-2025
D Blanca Pacheco blanca.pacheco (916) 319-2064
D James Ramos james.ramos (916) 319-2045
D Chris Ward assemblymember.Ward (916) 319-2078
D Lori Wilson lori.wilson (916) 319-2011
Chief Cons. Angela Mapp angela.mapp (916) 319-3958

SB 7 Verville sample letter

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Confederacy of NIMBYS cheer Peskin, criticize Melgar on housing

By KELLY WALDRON : missionlocal – excerpt

As dozens of slides on the evils of new housing construction flashed on the screen, the 100 or so residents gathered Wednesday night at the Scottish Rite Masonic Center agreed on one thing: Board of Supervisors President Aaron Peskin best represented their views, while the local district supervisor Myrna Melgar did not.
Peskin, who is running for mayor and spoke for around 10 minutes, often skeptical of new market-rate housing, was a clear winner for the crowd. District 7 Supervisor Melgar, who represents the area in which the meeting was held and is running for re-election there, attended but did not speak. She was not a fan favorite — and she made it clear the feeling was mutual.
“These are not my people,” said Melgar about the event put on by Neighborhoods United, a coalition of over 50 neighborhood associations across the city…(more)  
 
Melgar was invited to speak but just sat in the audience and said nothing. One of her opponents, Stephen Martin-Pinto was in attendance and gathered a lot of support last night. There were a lot of people from D-4., D-7, and D-11 that I recognized.

RELATED:

An Open Letter to Mission Local reporter Kelly Waldron

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New Planning Commissioners

Gilbert Williams nominated by President Peskin
Gilbert Williams dedicated PODER member for over a decade has spent the entire pandemic learning about Land Use through his participation in the Race & Equity in all Planning Coalition’s “All Planning to the People” series. Always wanting to learn more by asking questions, and supporting his fellow community members leadership development, his leadership presented an opportunity to have a seat at the decision making table. After months of careful consideration, weeks of sleepless nights navigating the application process to join the Planning Commission. It was a whirlwind finale that started with the Rules Committee on Monday March 11th, Full Board vote Tuesday March 12th,  Sworn in Wednesday March 13th, and first day as Planning Commissioner on Thursday March 14th… (more)

Lydia So nominated by Mayor Breed
Mayor London N. Breed announced the nomination of Lydia So to the San Francisco Planning Commission. In June 2023, Mayor Breed appointed So to the San Francisco Municipal Transportation Agency (SFMTA) Board of Directors, where she has worked to advance the equity, safety, and efficiency of Muni for San Francisco residents and visitors… more)

The Current member of the SF Planning Commission are
Sue Diamond, President; Kathrin Moore, Vice-President;
Derek Braun, Theresa Imperial, Joel Koppel, Lydia So, Gilbert Williams

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The San Francisco Influence List: People who are directing the city’s future

By Chronicle staff : sfchronicle – excerpt

San Francisco is changing. These are people whose decisions will shape that change — for better or worse. You might not know them all. But you should.

Since the pandemic, San Francisco has been thrust into the global spotlight for its myriad problems: homelessness, the fentanyl epidemic, the affordability crisis and the potential for an economic “doom loop.” These challenges have forced a place known for historic cataclysms and rebirths into one of its most difficult transformations.

The election in November comes at a critical time: Residents are eager for solutions, and the decisions being made have the potential to dramatically alter what it’s like to live in San Francisco. It’s important that you, our readers, understand how things grow from idea to reality, so we are identifying the people directing that process. You might or might not like what they’re doing, but you should know who they are.

Enter the San Francisco Chronicle’s first Influence List…

Kanishka Cheng : Founder and CEO of Together SF Action
Jennifer Friedenbach : Executive director of the Coalition on Homelessness
Rudy Corpuz : Executive director of United Playaz
Sean Elsbernd : Mayor London Breed’s chief of staff
Chris Larson : Chairman and Co-founder of Ripple
Sheryl Davis : Executive Director of the San Francisco Human Rights Commission
Phil Ginsberg : General manager of the SF Rec and Park Department
John Elberling : President of TODCO
Laura Crescimano : Principal of SITELAB Studio
Enrique Landa : Managing Partner of Associate Capital
Rudy Gonzalez : Secretary-treasurer of the San Francisco Building and Construction Trades Council
Larry Baer : President and Chief Exceutive of hte SF Giants
Malcolm Yeung : Executive director of Chinatown Community Development Center
Lena Millier : Founder dn CEO of Urban Alchemy
Joe Derisi : President of Chan Zuckerberg Biohub San Francisco
Mira Murati : Chief Technology Officer of OpenAI
Greg Perloff : Co-founder of Another Planet Enertertainment
Pim Techamuanvivit : Chef-owner of Kin Khao and Nari
Brandon Jew : Chef-owner of Mr. Jiu’s
D’arcy Drollinger : San Francisco drag laureate

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How earthquake preparation has changed since 1906

By Rob Nesbit : kron4 – excerpt

SAN FRANCISCO (KRON) — Thursday marked the anniversary of the 1906 earthquake and fire that devastated San Francisco, killing 3,000 people. It’s been more than a century since then and a lot of lessons have been learned when it comes to being prepared for a quake.

Before 1906, building codes were lax because of profits. For instance, wood was used more to save money. That doesn’t happen today, but there’s still concerns for safety.

Building codes have been updated, but when Dave Osgood from the Coalition For San Francisco Neighborhoods researched data on 180 of the city’s tallest buildings he found concerns.

“There are 43 tall buildings with the same kind of foundation that the Millennium Tower had before it started leaning and had to be propped up,” Osgood said.

The number one priority in cases like this is safety.

Emily Guglielmo, president of the Structural Engineers Assoc. of California, says that modern buildings codes do a good job of saving lives in the event of an earthquake. But she also said there’s room for improvement when it comes to making sure buildings are usable after shaking.

…. (more)

Last time we worked on seismic upgrades for our building, we were told that the upgrade that brought us up to code for a public space, is only guaranteed to save lives. Not guaranteed to be safe after a big earthquake.

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Four Anti-California Coastal Commission Bills Hit Sacramento.

These four bills — all by Democrats — take different tacks:
Actions may take if you oppose them

•   SB951 By San  Francisco Senator Scott Wiener
Puts further restrictions on what kinds of projects can be appealed directly to the Commission. In it’s current version. https://digitaldemocracy.calmatters.org/bills/ca_202320240sb951?slug=CA_202320240SB951
An earlier version of that bill would have cut a chunk of San Francisco out of the Coastal Zone entire, but that proposal was amended. https://www.sfchronicle.com/bayarea/article/coast-housing-wiener-18624806.php Together they show that many pro-housing legislators have taken heart from last year’s battle for the coast.

•   AB2560 by San Diego Assemblymember David Alvarez.
Exempts from the Coastal Act apartment projects that make use of density bonus law – a policy that lets developers build taller, higher and with fewer restrictions if they set aside units for lower income residents. https://digitaldemocracy.calmatters.org/bills/ca_202320240ab2560?slug=CA_202320240AB2560

•   SB1077 Encinitas Senator Catherine Blakespear
Makes the same exception for accessory dwelling units ( ADUs) https://digitaldemocracy.calmatters.org/bills/ca_202320240sb1077?slug=CA_202320240SB1077,

•   SB1092 by Encinitas Senator Catherine Blakespear
Forces the Commission to process appeals of locally-approved apartment buildings faster.  https://digitaldemocracy.calmatters.org/bills/ca_202320240sb1092?slug=CA_202320240SB1092

RELATED:
Fresh batch of YIMBY housing bills clash with coastal protections (again)

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Sunset/Parkside District 4 Town Hall – Up-zoning Plans

Find out what you can do if you object to this plan.

Example of the up-zoning planned for commercial corridors in the Sunset and  Richmond including 19th Avenue, Sunset, Lincoln, Judah, Lawton, Noriega, Taraval, Vicente, and Sloat.

Thursday, April 11, 2024, 6:30-8:30 PM – a live event (Zoom)
Christ Church Lutheran, 1090 Quintara Street
Sunset/Parkside District 4 Town Hall – Up-zoning Plans
Protect Neighborhoods, Support Merchants, Meet Housing Needs
Register – in person*  Limited space of 125
Register – via Zoom

https://www.neighborhoodsunitedsf.org/d4townhall