Housing Planning 2018
Nov 2018 Ballot will have major Housing Impact - Weiner's SB 827 Transit Upzoning Statewide Bill Dies in Committee - 651 Florida adds 2 floors, Berkeley, Cupertino--Housing kickstarter SB35 in action - Last Act- Armory Sold -Performance Venue to Close; New funds for high-rise transit housing. Weiner's radical state rezoning bill, The Vision Thing & new Saleforce Tower on lower Mission
651 Florida to Rise 20' creating 44 more "affordable" Housing Units
By J.K. Dineen April 7, 2018
The Mission Economic Development Agency, known as MEDA, and the Tenderloin Neighborhood Development Corp. has submitted an application to invoke Senate Bill 35 at 681 Florida St., a site developer Nick Podell donated to the city as part of the community benefits package for his 195-unit, market rate development at 2000 Bryant St.
"State density bonus gets you the height, and SB35 gets you the time,” said MEDA Development Director Karoleen Feng. MEDA opposed SB35 by SF State Senator Scott Weiner who is now "thrilled to hear that MEDA is using SB35, and I hope they can acknowledge that the bill is a good one, since they came out so strongly against it. It’s “absurd” that a nonprofit housing developer would continue to oppose a measure that makes housing production faster and less expensive.Their actions speak louder than words. Their actions acknowledge that it’s a good bill that helps low-income people.”
Weiner's Senate 2017 Housing Bill 35 in action at Berkeley's 1900 4th St
by J.K. Dineen March 8, 2018
The new state law, authored by state Sen. Scott Wiener of San Francisco, allows an over-the-counter approval process for zoning-compliant projects that provide certain levels of affordable housing. In Berkeley — as well as in San Francisco and Oakland — a development must be at least 50 percent affordable to take advantage of the law.
Blake Griggs plans to construct a 260-unit apartment complex, half of which would be affordable to households earning 80 percent of area median income, which is $80,400 for a family of four after five years of contentious debate and political squabbling. Olhone Indian opposition had been already addressed when an environmental study released as part of the project review found that 1900 Fourth St. was actually tidal marshland for most of its history and was not part of the shellmound burial site.
Weiner expressing excitement that the first project at the freeway visable overflow Spenger's parking lot is a great demonstration project for his legislation said: "This is fantastic. The whole point of SB35 was to accelerate the process and allow the project to move forward that would otherwise by stymied. The fact that this is a large project and is 50 percent affordable is amazing.”
SOHO House Buys Armory for 65 million
Building May No Longer be Open to Public
Before he sold the historic building, Peter Acworth won approvals to convert its 40,000-square-foot drill court into a venue for concerts, parties and other entertainment. The new owners will honor the concerts already booked but don’t intend to retain it as an entertainment venue.
"Acworth was a great steward of the building,” said Michael Buhler, executive director of the preservation group SF Heritage. “He took this significant historic building, which for decades was seen as an unsolvable white elephant, and turned it into a hot commodity in the real estate market.”Acworth made a killing creating and selling content for membership-based porn sites under the umbrella of Kink.com, between 2013 and 2016 the company’s membership dropped from 50,000 to 30,000, and its revenues plummeted by 50 percent.
The building was constructed as an armory and arsenal for the United States National Guard in 1912–1914 and designed with a castle-like appearance in a Moorish Revival style. The Armory was built on part of the site of Woodward's Gardens (1866–1891), a zoo, aquarium, art museum, and amusement park which covered two city blocks, bounded by Mission, Valencia, 13th, and 15th Streets
After serving as a a sports venue, “the Madison Square Garden of the West,” famous for prize-fight boxing in its center courtyard as shown in the above 1928 photo. Plans to turn it into a film studio in the 1980s fell apart, although it did makes it mark on cinema history when George Lucas filmed some explosions there for scenes in The Empire Strikes Back.
Acworth who purchased the building for $14.5M where he conducted thousands of tours which included the creed running through its lower levels has sold it to the chic London-based nightlife company Soho House /AJ Partners for $65 million this month.
AJ Partners “promised me that they were not opening a [luxury nightspot] SoHo house and that they were going to do a code-compliant project that was going to respect the PDR (production, distribution and repair) zoning and not seek any additional office space beyond what was being sought by the previous owner,” Supervisor Hillary Ronen said.
Can Richmond Specials Return and Yelp Calls Out Google and Facebook as housing laggards
Housing Forum Ideas By Kathleen Pender April 19, 2018 Sonja Trauss — founder of the SF Bay Area Renters’ Federation and a candidate for District Six Supervisor: The last time California had a serious building boom was in the 1960s and 1970s, when the suburbs were being built. “It was cheap housing,” she said. On San Francisco’s west side, single-family homes were replaced with three-story apartment buildings known as Richmond specials.
Since then, the city has “downzoned” single-family neighborhoods and “upzoned” South of Market, where developers are building extremely expensive high-rises. As Trauss put it, the city has outlawed Toyotas, “but you can build Lamborghinis.”
The “least disruptive” way to create more housing, she said, would be to let homes, when the owner has died or retired and moved out, be replaced with three- or four-unit condos or apartment buildings. Wiener’s recently defeated housing bill would have allowed that.
Jeremy Stoppelman YELP CEO said companies such as Google and Facebook “are massive, massive employers.” The communities where they are located “haven’t built much housing at all.” Google, he said, “should have taken action” sooner to encourage housing creation. “They weren’t interested in it.”
Battle Over Housing Adjacent to Apple's Cupertino Campus Raging while Apple remains quiet
2400 units via SB 35 coming by Wendy Millr March 27, 2018 Every day the mall declines, and we have ah uge hole in the middle of Cupertino,” said Reed Moulds, Sand Hill Property’s managing direoctor. “Every day this housing crisis gets even more severe. ... Change needs to happen now
Apple Stands Out for skirting Housing Affordability Impact
Opportunity knocks as large international local corporations move offshore cash hordes back to USA
“It does stand out that they haven’t done as much as other companies here,” said Kevin Zwick, CEO of Housing Trust Silicon Valley, which supports affordable housing projects.
Apple, which reported record quarterly revenue of $88.3 billion on February 1, 2018, did not say how many of its employees live in Cupertino, a city of just over 60,000. But many do not, and residents fear out-of-control traffic is disrupting its small-town character and wonder where new recruits will live.
In 2016, the most recent year for which figures are available, Apple had 25,000 employees in the Bay Area. And it continues to grow. On Thursday, Apple had more than 2,000 local hardware and software engineering jobs listed on its website.
When the city of Cupertino and Apple signed the Apple Park agreement its signature circular world HQ, housing on site wasn’t part of the deal.
Silicon Valley technology giants are under increasing pressure by employees and officials alike to construct housing to offset their rapid hiring. From 2010 to 2015, the region added 367,064 jobs but only 57,094 housing units, according to a 2017 report by the Silicon Valley Leadership Group and the Silicon Valley Community Foundation.
MOVING FORWARD IN CALIFORNIA - means going tall near transit hubs
Everyone agrees California needs more housing however local control trumps SB827 as Landmark State Upzoning Bill Killed in Committee
May 23, 2018: In the wake of SB 827’s failure to pass a senate committee, post-mortems abound: from the SF Chronicle, Randy Shaw from Beyond Chron, Bill Fulton from cp-dr.com, Joe Cortright from City Observatory, Liam Dillon from the LA Times, Matthew Yglesias at Vox.com, Markos Moulitsas on Berkeley progressive hypocrisy at Daily Kos , Henry Grabar at Slate and plenty more. While SB 827 failed (for now), it has also instigated a bigger political conversation and inspired analysis and mapping that will help to further the conversation around housing statewide. SB 827 was also endorsed by the Non-Profit Housing Association of Northern California, the trade group representing affordable housing builders, saying that SB 827 was “a major tool to combat restrictive and exclusionary zoning that has contributed to the Bay Area’s and California’s concentration of wealth and opportunity for the few to the detriment of the many.”
April 17, 2018 - State Sen. Scott Wiener scaled back SB 827, the controversial housing proposal that would strip local governments of their ability to block construction of taller and denser apartment and condominium buildings near public transit stops but it was not enough to win passage out of the Senate Transportation and Housing committee.
Wiener said the bill remains “a work in progress” and that he is talking about possible additional amendments with the chairs of the committees that will hear the measure.
“We have a 4 million-home deficit in California and we need an enormous amount of new housing,” Wiener said. “We need to put it near public transportation. When communities have hyper-low density zoning around public transportation hubs, it undermines the state’s ability to solve our housing crisis.”
SFchronicle.com/bayarea/article/Wiener-scales-back-bill-to-fast-track-housing-12821492.php "Nearly 2 million households in the state spend more than half their income on rent, and California has the nation's highest poverty rate once housing costs are factored in. The state's median home value of $535,100 is more than 2½ times the national figure." --- LIAM DILLON
A long line of opponents portrayed the bill as a threat to neighborhoods and low-income residents and at one point began chanting: "827, what do we say? Kill the bill, kill the bill." --- CONOR DOUGHERTY
April 10, "Wiener’s amendments scaled back the increases in height limits to four or five stories, depending on the distance from a transit stop, instead of eight and ten stories. And instead of applying to all transit stops, the bill’s height changes would only apply to rail, subway and ferry stops — not bus stops. Density of housing would still increase near bus stops, however. The amendments also include demolition restrictions from any property that has seen an Ellis Act eviction within the past five years. --- Joe Fitzgerald Rodriguez
STATE-LEVEL HOUSING DEBATE CONTINUES
At least 5 major Housing Bills Expected for November 2018 Ballot Meanwhile, other bills [per cal-streets-blog] continue to move through the process, notably: SB 828, Senator Scott Wiener’s bill that would require more from cities to meet their housing obligations. Assemblymember David Chiu’s redevelopment resurrection bill; and SB 831, Senator Bob Wieckowski’s newest accessory dwelling unit bill. And there is no shortage of state ballot measures on housing that could make it to the November ballot, including the repeal of Costa Hawkins, which limits a few parameters around rent control, and the “split roll” proposal to reform Proposition 13’s limits on tax increases.
SB 827 does put some smaller good ideas on the table. If anyone were in a position to get some part of this passed, it would be California Gov. Jerry Brown, who is in the final year of his well-received second stint in charge of the country’s most populous state.
HOW THE REZONING MIGHT IMPACT Oakland-San Francisco Metro courtesy of MTC
Was SB 827 too radical? A dramatic restructuring of the housing approval process for California has been proposed by San Francisco Assemblymember Phil Ting, San Francisco Senator Scott Wiener, and East Bay Senator Nancy Skinner. SB 827 would spare new housing devuelopments from certain restrictions if they qualify as “transit-rich housing” as well as cede developers a transit-housing bonus for taller denser developments near major transit hubs. Slate said: "However the law flies in the face of every assumption Americans have held about neighborhood politics and design for a century. It also makes intuitive sense. The bill would ensure that all new housing construction within a half-mile of a train station or a quarter-mile of a frequent bus route would not be subject to local regulations concerning size, height, number of apartments, restrictive design standards, or the provision of parking spaces. Because San Francisco is a relatively transit-rich area, this would up-zone virtually the entire city. But it would also apply to corridors in Los Angeles, Oakland, San Diego, and low-rise, transit-oriented suburbs across the state. It would produce larger residential buildings around transit hubs, but just as importantly it would enable developers to build those buildings faster."
Last year's 2017 was a big year for housing in California. Lawmakers aren’t done yet.
There is a big shift occurring in local income demographics but Social Networks keep many from leaving the Bay Area nytimes.com/2018/05/15/upshot/why-dont-people-who-cant-afford-housing-just-move-where-its-cheaper.html
The Vision Thing Mythical impact of Salesforce Tower taking baton from Tranamerica Pyramid Back in the 90s, when hotel concierges would warn visitors to stay away from the dirty Mission District, some downtown building developers would go to a special expense to have their main entry on any street but the Mission. Now a new concentration of high rise structures are rising at the base of Mission Street to international prominence just as the Mission appears on the threshold of a new identity. missionmerchants.com/historic-mission-streets-rising/