Category: Land Use

Posted on

San Francisco gets all clear from state housing officials

By Sarah Klearman, Staff Reporter, San Francisco Business Times : via email – excerpt

San Francisco is back in California’s good graces.

The city is now officially compliant with state housing law, according to a letter sent to San Francisco planning officials by the state department of Housing and Community Development (HCD) Jan. 16. San Francisco fell out of compliance at the end of last year after it failed to accomplish a handful of state-mandated changes to the way it approves and permits new housing by a late November deadline.

Each of the changes the city failed to implement – part of a longer to-do list handed to San Francisco as part of a state investigation into why the city’s timelines for approving and building new housing are the longest of any jurisdiction in California — were tied to the passage of San Francisco Mayor London Breed’s constraints reduction ordinance. The San Francisco Board of Supervisors failed to pass the legislation, meant to ease the process of building new housing in San Francisco, by the November deadline.

The state gave San Francisco 30 days – until the end of December — to pass the ordinance and subsequently prove to HCD it had taken all necessary steps to comply with state housing law. Failure to do so would have made the city susceptible to punitive measures like loss of its ability to enforce local zoning codes, a measure known as the builder’s remedy, as well as loss of eligibility for certain kinds of state funding.

The Board of Supervisors ultimately passed the constraints reduction ordinance in December. But they did so with several modifications to the ordinance, even as HCD had repeatedly encouraged the board to pass the ordinance exactly as it was authored by Breed.

After roughly a week of review, HCD confirmed ahead of the December deadline that the modified ordinance met its standards, positioning San Francisco to return to compliance with state housing law. David Zisser, who heads HCD’s housing accountability unit, said in December the department needed a letter from the city describing the actions it had taken to come back into compliance before it could give San Francisco the all clear.

The Jan. 16 letter cements the OK for San Francisco, meaning the city will dodge the punishments that await California jurisdictions that fall out of compliance with California housing law…

HCD, which has taken a keen interest in San Francisco, assigned the city a list of 18 total action items last October as part of the conclusion of its more than year-long study into how the city approves and builds new housing. The first of the items were due in late November; an additional tranche were due Jan. 1. San Francisco Planning Director Rich Hillis told the Business Times at the beginning of January the city had accomplished those items before the Jan. 1 deadline.

Additional action items are due in coming weeks…(more)

For the full list of action items and deadlines assigned to the city by HCD, contact HCD. Thanks to a friend we got the information in the article, which raises a few  good questions for the officials at the Affordable Housing discussions.

Posted on

S.F.’s streets could improve with tiny homes — but only if the city gets out of its own way

By Chronicle Editorial Board : sfchronicle – excerpt

Tiny home communities are one way to get homeless people off the street, fast. Why isn’t San Francisco leveraging this option?

For years, the parking lot behind a shuttered Walgreens at 1979 Mission St. in San Francisco has sat empty, despite its proximity to the 16th Street Mission BART station. After a nearly decade-long push-and-pull battle between neighborhood residents and developers, the site is now earmarked for hundreds of affordable housing units. But construction won’t start for at least another two years.

In late 2022, Supervisor Hillary Ronen came up with a pragmatic plan: While the development waits to break ground, the lot could be used as a tiny home community for unhoused San Franciscans. Just like an existing site at 33 Gough St., the vacant space could be filled with dozens of small, shed-like structures that would help stabilize people experiencing homelessness before they move on to permanent housing.

In typical San Francisco fashion, however, that plan was stymied by exorbitant costs, bureaucracy and neighborhood opposition. While people slept in doorways, in vehicles and on public transit, the city and neighborhood residents engaged in an all-out war over the site until an agreement was finally made to start construction of the homes this winter. The cost: $104,000 per unit and even more for offices, a community room and a full-time staffer to field community complaints…(more)

Just for jollies I checked the price of trailers. They can be purchased of a lot less than the tiny homes we see listed here. Depending on the size, they start at around 35K. You can go smaller or larger depending on what you want. Tiny houses and trailers  appear to be as cheap as $18K. Not sure why the cost of SF tiny houses is so much more expensive than trailers, and, the trailers come with all those amenities built in that you want in a home.  Designers have been working on the perfecting them for a long time. I think they proably have it down by now. All you need is a place to put them. You might request FEMA trailers or some others that are already manufactured and have them here in a week, especially if you waved all the red tape associated with building permits, since all yo need to do is hook them up to utilities.

Posted on

Everyone is wrong in the Bay Area housing debate. Here’s what’s really happening.

By Cade Cannedy : sfgate – excerpt

Columnist Cade Cannedy argues that everyone is missing the real power player in housing: DWIMBYs

YIMBYs and NIMBYs, a tale far less old and far more annoying than Cain and Abel, is a perfect fit for a post-pandemic, cyberurbanized California.

For those unaware, a NIMBY is an aging white couple in a coastal community using racially coded arguments to oppose an affordable housing project that threatens to bring in “ruckus.” A YIMBY, on the other hand, is someone on Twitter yelling indecipherably about how legalizing 5-over-1 single staircases is the only way your children will avoid homelessness in California.
The thing they have in common: You’ve never really met either…

Surely, cartoonishly racist NIMBYs exist, as do YIMBYs who would tolerate a firing range in their backyard if it kept them feeling smugly superior to their narrow-minded neighbors. But in reality, the vast majority of people fall somewhere in between, in a category called the DWIMBY: Depends What’s in My Backyard.

While DWIMBY decidedly lacks panache, it is the most accurate way to describe approximately 80% of people yelling about Bay Area housing on Twitter. Take the notorious Sunset-dwelling NIMBY: The very neighbors disgusted by the Sloat Tower, a 50-story phallus built over reclaimed sand dunes in a veritable transit desert, were the same folks who came together two years ago to support 135 units of affordable teacher housing, just a few blocks away.

But nuance leaves no room for moral superiority, which is the real point after all. So DWIMBYism recedes to the shadows, and the NIMBY and YIMBY labels are deployed mostly as political insults rather than anything honestly indicating anyone’s policy positions…(more)

There are some rather good comments made in the article that look at the housing issue from a neutral lens.

Posted on

The housing crisis Scott Wiener created

By Tim Redmond : 48hills – excerpt

This 50 story tower planned for 2700 Sloat  next to a half-empty brand new housing complex is being blamed on Scott Wiener. He is up for re-election and opposed by three people so far:  Cynthia Cravens (D), Yvette Corkrean (R), and Jingchao Xiong (recent immigrant form China) 

Demolitions. Displacement. And zero new affordable housing. That’s the bill the state senator got passed, and the supes have to deal with it this week.

On KQED news Sunday night, a reporter announced that “housing advocates” in San Francisco were pushing the Board of Supes to approve the mayor’s housing legislation this week.

The reporter quoted one person, from Habitat for Humanity, which is a fine organization but has never been involved in local housing politics and isn’t a member of the Council of Community Housing Organizations, which has serious problems with the bill.

Nobody from CCHO, from the Race and Equity in All Planning Coalition, or from the Anti-Displacement Coalition, made the cut…

In all of the news media coverage about the issue, there’s been little discussion about the role Wiener has played in essentially screwing his own city. But the Wiener bill, and the Newsom administration, with the apparent support of Breed, are pushing toward the point where developers will have what’s called the “builder’s remedy,” which means anyone can build anything they want, including demolishing existing rent-controlled housing, without any public input.

Breed, with the support of almost all of the local news media, is trying to blame the supes for delaying or seeking to amend her legislation. And if the supes don’t go along with everything the state is asking for, the Yimbys and the mayor will blame them when a 50-story tower that Wiener and the Breed Administration say they oppose starts construction near Ocean Beach…(more)

This is literally a case of convicted felons moving into San Francisco to take over our beachside community. (Details on sonsf.org)

KQED has lost its local charm and the respect from the community they seek to serve. They bought the “build the perfect place” Kool-Aide and spent a bundle on their new digs. Their funding and programming are suffering. Too bad they did not take a serious stab at a real discussion about the state bills that are pushing homeowners and many others to new levels of anger and disgust with Sacramento politicians. When they open their mouths words come out but the meaning is not there.

Posted on

Once it was hailed as a drought fix — but now California’s moving to restrict synthetic turf over health concerns

By Shreya Agrawal : Calmatters – excerpt (includes audio track)

IN SUMMARY: California cities can ban synthetic turf under a law Gov. Gavin Newsom signed. He rejected a bill to ban PFAS in fake lawns.

Gov. Gavin Newsom last week passed on a chance to limit the use of the so-called “forever chemicals” in legions of plastic products when he vetoed a bill that would have banned them in synthetic lawns.

His veto of an environmental bill that overwhelmingly passed the Legislature underscores California’s convoluted guidance on the plastic turf that some homeowners, schools and businesses use in place of grass in a state accustomed to drought.

Less than a decade ago then-Gov. Jerry Brown signed a law prohibiting cities and counties from banning synthetic grass. At the time, the state was in the middle of a crippling drought and fake lawns were thought to be helpful in saving water…(more)

Posted on

San Francisco Marina Greens

Chris Kaplan, owner of Marina Greens Gas House Cove Fuel Dock Operator for 50 years Comments Upon the City’s Proposal to Rebuild the East Harbor and Add a New Boat Harbor in Front of the Marina Greens Promenade.

Play the Video produced by Joe Bravo on YouTube.

Outflow during December 2022 floods.

Christine has operated the fuel dock for 50 years – hear what she has to say

The fuel dock is vital to the marina’s operation. There is more than meets the eye:

  • The relocation strategy is deeply flawed, consisting of burying large fuel tanks into unstable ground.

  • The fuel dock provides emergency services that would disappear.

  • The bottom of the Gashouse Cove is muddy and sandy, unfit for recreational activities.

  • To top it off, the Laguna Street Outflow spills sewage into the harbor when the city sewer system is overwhelmed by heavy rains.

  • In addition, the question of decontaminating the area is still unsolved, and toxic residue still shows up on the surface.

Posted on

Supes take up community movement against new harbor in Marina

By Natalia Gurevich : sfexaminer – excerpt

City leaders are joining the Marina district’s ongoing fight against a plan to build a new harbor in front of San Francisco’s iconic Marina Green.

“On behalf of The City and County of San Francisco, I’m actually here to apologize,” San Francisco Board of Supervisors President Aaron Peskin said at a community meeting Wednesday night. Peskin called the Rec and Park department’s proposal “absolutely wrongheaded.”

Peskin also apologized for Rec and Park’s lack of transparency with the community. “It has been fixed from the get-go and it is the worst way of eroding trust in the government.”…

The supervisors shared Wednesday night that they intend to draft a resolution “to articulate clearly what the desire of the community is,” Safai said. Once that is introduced, it will go to the committee, and a public hearing will be held…

But ultimately, if push comes to shove, the supervisors can simply take the settlement money away from the project.

“There’s nothing in that settlement that compels us, binds us to build the West Harbor improvements,” Peskin said. “It’s a Rec and Park thing, it’s a Phil Ginsburg (general manager of Rec and Park) thing, it’s a mayor thing, but there’s nothing that requires us to do it.”… (more)

Posted on

50 Story Skyscraper Hearing July 26

Money Money Money as High as your eye can see!

City and Supervisor Engardio claim the project is a no go on San Francisco  Beach. Petition against skyscraper in SF’s Sunset District draws over 2,500 signatures. Planning Department will hear the matter on July 26. One other issue that has been raised is over who is  behind the caper.

By Joe Kukurta  wrote in sfist, ” There are other things that smell funny about this proposal. CH Planning “project consultant” John Hickey, the wife of listed developer Raelynn Hickey, was convicted on securities fraud and mail fraud charges in 2006. Plus, YIMBY Law executive director Sonja Trauss has been doing a full-court press giving interviews on behalf of this project. That indicates this whole scheme may be a ruse to create Housing Element-related lawsuits, albeit lawsuits that could push the Overton window of San Francisco height limits up a little more. And that would benefit real estate developers pretty much across the board.… (more)”

RELATED:
Prison term for developer who defrauded investors / S.F. man ordered to pay $17.4 million in restitution as well

 

 

Posted on

Housemate From Hell Forces Elderly SF Artist To Move Across the Country

by Kevin Truong : sfstandard – excerpt

 

Why would anybody want to be a landlord in a city where landlords and master tenants have no right to remove a tenant, subtenant or guest who is not living up to their obligations and/or exhibiting abusive behavior? 

The city could open more rentable units by writing some new rules that tenants must adhere to. We believe that San Francisco could open up more rentable spaces in the city by changing some of the most oppressive rules and regulations that pin people into bad deals with people like the “tenant from hell” so aptly described in the above article. Everyone knows someone who has had a difficult tenant or roommate. Both landlords and tenants need protection from bad actors.

Continuing the eviction moratorium will keep more places off the market unless some protections are built into the rental system. Fear of loss of control of one’s property to a recalcitrant tenant is keeping a lot of rentable units off the market. 

Where is the support for small property owners who rely on rents to cover mortgage, maintenance and utility bills? The continued eviction moratorium is creating hardship for landlords and tenants who cannot afford to pay their bills to hold onto their own property. Increasing utility bills that cannot be collected from the tenants and subtenants add to the risks. 

When the master tenant leaves the landlord is left dealing with the recalcitrant subtenants. In some cases, the master tenant leaves rather than put up with a difficult roommate, leaving the landlord to handle the problem.

Foreclosures result in the evictions of landlord and tenants. The current conditions will result in more foreclosures and removal of more rental properties as the rental units are taken over by lenders who may take them off the market. 

If the eviction moratorium is continued there must be some way to protect property owners and master tenants from the abuses or subtenants.

Possible Solutions:

We could start with a good Samaritan Law. We could create a Good Samaritan agreement to be signed by host and guests for people willing to accept visitors on a temporary basis as a guest. The host should be able to end the arrangement with the guest at any time for any reason without question and without any obligation to finance the removal of the guest. 

We request a fair Landlord/Tenant Rights Bill. This could be included as part of the master lease. We need to describe a procedure by which landlords, tenants, and neighbors may hold “bad actors” responsible for their actions by setting up a means of reimbursement or evictions where they are warranted. If people know they will face consequences for abusive behavior, including loss of the right to remain, most of the abuses will end. We need to acknowledge a chain of ownership, maintenance and control of the property that is signed by owner, master tenant, sub-tenant, roommate, and guest.

We request that our city authorities come up with legislation or establish a process to review grievances. We need a neutral board to hear requests for evictions or removal of people who are creating a nuisance for owner, master tenant, sub-tenant, roommate, guest and neighbors.

Posted on

Breaking the SF Doom Loop: Convert Downtown Offices Into Student Housing

By Josh Koehn, Kevin Trong : sfstandard – excerpt

Since the start of this year, a rotating cast of San Franciscans have been gathering for dinner and drinks while discussing the city’s most pressing problems. Rather than the typical bitchfest, this discreet group of tech entrepreneurs, nonprofit leaders, elected officials and City Hall commissioners spends less time bemoaning what’s wrong and more time noodling on solutions…

Bilal Mahmood, a startup founder and neuroscientist who finished third in a state Assembly special election last year, designed the dinner parties after the Junto Club, a 12-member group of tradesmen and artisans formed by Benjamin Franklin in 1727…

But as Mahmood and his guests discussed the state of Downtown over karaage, sashimi and wagyu at Ozumo, an upscale Japanese restaurant near the Embarcadero, one guest floated an idea that seemed to linger. Zach Klein, the venture capitalist and co-founder of Vimeo, suggested San Francisco should create a new university, or at least a vast array of college student housing, in the downtown core…

The theory goes: Vacant commercial towers in San Francisco will likely never again reach capacity, but they could be converted to student housing by public universities, which are exempt from much of the red tape that otherwise stymies development. These schools also receive substantial tax breaks, making the cost of such projects “pencil out.” Large cohorts of new, young residents would not only make use of the buildings themselves but also reinvigorate Downtown by supporting local restaurants, bars and other small businesses…(more)

They might run some construction classes as they convert the office buildings into housing since the trades are having trouble finding trained professionals in those fields. Teach some real life skills that the students may use to pay their way through college. They might even be able to avoid taking out those high interest student loans.

RELATED:

Enrollment Data Just Dropped—and So Did the Number of CA Students