Garrett Leahy

The Cow Palace—a <a href="https://www.grandnationalrodeo.com" target="_blank" rel="noreferrer noopener">longtime home for rodeos</a>, livestock expos and even <a href="https://www.nbcbayarea.com/news/local/cow-palace-board-of-directors-votes-to-ban-gun-shows-in-daly-city/193296/" target="_blank" rel="noreferrer noopener">controversial gun shows</a>—is now being considered for a whole new purpose: an RV and tiny home village for unsheltered people in San Francisco.

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The Cow Palace—a <a href="https://www.grandnationalrodeo.com" target="_blank" rel="noreferrer noopener">longtime home for rodeos</a>, livestock expos and even <a href="https://www.nbcbayarea.com/news/local/cow-palace-board-of-directors-votes-to-ban-gun-shows-in-daly-city/193296/" target="_blank" rel="noreferrer noopener">controversial gun shows</a>—is now being considered for a whole new purpose: an RV and tiny home village for unsheltered people in San Francisco.

Supervisor Joel Engardio, who represents the Sunset District, pitched the idea in a <a href="https://engardio.com/blog/sunset-tent" target="_blank" rel="noreferrer noopener">June 4 blog post</a>, saying&nbsp;he wants to convert untapped parking space at the Cow Palace into a place to provide “shelter, sanitation, and behavioral health services.” The proposal—which originated with Sup. Ahsha Safaí, whose district includes San Francisco&#8217;s portion of the Cow Palace parking lot—comes as San Francisco is fighting a court order that bars the city from clearing street encampments as long as the number of unhoused people exceeds the number of available shelter beds.

Supervisor Joel Engardio, who represents the Sunset District, pitched the idea in a <a href="https://engardio.com/blog/sunset-tent" target="_blank" rel="noreferrer noopener">June 4 blog post</a>, saying&nbsp;he wants to convert untapped parking space at the Cow Palace into a place to provide “shelter, sanitation, and behavioral health services.” The proposal—which originated with Sup. Ahsha Safaí, whose district includes San Francisco's portion of the Cow Palace parking lot—comes as San Francisco is fighting a court order that bars the city from clearing street encampments as long as the number of unhoused people exceeds the number of available shelter beds.

Supervisor Joel Engardio, who represents the Sunset District, pitched the idea in a <a href="https://engardio.com/blog/sunset-tent" target="_blank" rel="noreferrer noopener">June 4 blog post</a>, saying&nbsp;he wants to convert untapped parking space at the Cow Palace into a place to provide “shelter, sanitation, and behavioral health services.” The proposal—which originated with Sup. Ahsha Safaí, whose district includes San Francisco&#8217;s portion of the Cow Palace parking lot—comes as San Francisco is fighting a court order that bars the city from clearing street encampments as long as the number of unhoused people exceeds the number of available shelter beds.

READ MORE: <a href="https://sfstandard.com/public-health/homelessness/court-order-blocking-homeless-sweeps-leaves-residents-city-workers-in-ambiguity/">Court Order Blocking Homeless Sweeps Leaves Residents, City Workers in Ambiguity</a>

READ MORE: <a href="https://sfstandard.com/public-health/homelessness/court-order-blocking-homeless-sweeps-leaves-residents-city-workers-in-ambiguity/">Court Order Blocking Homeless Sweeps Leaves Residents, City Workers in Ambiguity</a>

A Department of Public Works employee prepares to bulldoze an unoccupied tent during an encampment clearing on Tuesday, April 25, 2023 in the Mission District in San Francisco. 

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/04/IMG_3794-2500x1667.jpg" alt="" class="wp-image-153861"/><figcaption class="wp-element-caption">A Department of Public Works employee prepares to bulldoze an unoccupied tent during an encampment clearing on April 25, 2023, in San Francisco&#8217;s Mission District. | David Sjostedt/The Standard</figcaption></figure>

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<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/04/IMG_3794-2500x1667.jpg" alt="" class="wp-image-153861"/><figcaption class="wp-element-caption">A Department of Public Works employee prepares to bulldoze an unoccupied tent during an encampment clearing on April 25, 2023, in San Francisco's Mission District. | David Sjostedt/The Standard</figcaption></figure>

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/04/IMG_3794-2500x1667.jpg" alt="" class="wp-image-153861"/><figcaption class="wp-element-caption">A Department of Public Works employee prepares to bulldoze an unoccupied tent during an encampment clearing on April 25, 2023, in San Francisco&#8217;s Mission District. | David Sjostedt/The Standard</figcaption></figure>

“We can’t afford to wait,” Engardio told The Standard in an email. “Let’s take bold action and create the shelter we need for several thousand homeless people and make the injunction moot.”

“We can’t afford to wait,” Engardio told The Standard in an email. “Let’s take bold action and create the shelter we need for several thousand homeless people and make the injunction moot.”

San Francisco’s intractable homelessness crisis has dialed up the pressure on the city to build more housing. Under a state mandate, the city needs to build 82,000 new homes by 2031.&nbsp;Engardio’s proposal would be the latest installment of RV parking and tiny homes projects in San Francisco aimed at stemming the housing crisis.

San Francisco’s intractable homelessness crisis has dialed up the pressure on the city to build more housing. Under a state mandate, the city needs to build 82,000 new homes by 2031.&nbsp;Engardio’s proposal would be the latest installment of RV parking and tiny homes projects in San Francisco aimed at stemming the housing crisis.

However, details around the housing proposal are murky and a supervisor representing Daly City had criticized Engardio for spitballing the idea in his blog before reaching out to neighboring officials in San Mateo County. He noted that such a project would require state funding and collaboration across several agencies.&nbsp;

However, details around the housing proposal are murky and a supervisor representing Daly City had criticized Engardio for spitballing the idea in his blog before reaching out to neighboring officials in San Mateo County. He noted that such a project would require state funding and collaboration across several agencies.&nbsp;

“It’s convenient to be a District 4 supervisor and then ship [homeless people] to Daly City,” Canepa said in a phone interview. “It’s not collaborative.”

“It’s convenient to be a District 4 supervisor and then ship [homeless people] to Daly City,” Canepa said in a phone interview. “It’s not collaborative.”

Engardio later reached out to him to discuss the proposal further, Canepa confirmed to The Standard.

Engardio later reached out to him to discuss the proposal further, Canepa confirmed to The Standard.

District 4 Supervisor candidate Joel Engardio speaks to a crowd at his Election Night party at Noriega Teriyaki House on Nov. 8, 2022. Engardio is running against incumbent Gordon Mar. | Chris Victorio for The Standard

<figure class="wp-block-image size-full"><img src="https://content.sfstandard.com/wp-content/uploads/2022/11/ElectionNight-engardio2-1.jpg" alt="" class="wp-image-94289"/><figcaption class="wp-element-caption">Joel Engardio speaks to a crowd at his election night party at Noriega Teriyaki House on Nov. 8, 2022. | Chris Victorio for The Standard</figcaption></figure>

Engardio said his idea for the Cow Palace is still preliminary, but he plans to work with fellow Safaí to bring state officials into the fold. Other key players would include the Cow Palace’s board of directors and officials in San Mateo County, as the majority of the venue’s 15-acre parking lot sits on the other side of the county border.

Engardio said his idea for the Cow Palace is still preliminary, but he plans to work with fellow Safaí to bring state officials into the fold. Other key players would include the Cow Palace’s board of directors and officials in San Mateo County, as the majority of the venue’s 15-acre parking lot sits on the other side of the county border.

<figure class="wp-block-image size-full"><img src="https://content.sfstandard.com/wp-content/uploads/2023/06/Screenshot-2023-06-28-at-4.21.16-PM.png" alt="" class="wp-image-176782"/><figcaption class="wp-element-caption">A map shows how the Cow Palace resides directly on the border of San Francisco and Daly City. | Data SF</figcaption></figure>

However, he added that he was “more than willing” to meet with Engardio to explore putting housing at the Cow Palace.

However, he added that he was “more than willing” to meet with Engardio to explore putting housing at the Cow Palace.

Allison Keaney, CEO of the Cow Palace, said she had not been approached about any proposal of tiny homes or RV parking at the venue and declined to discuss whether a new housing village was viable. But this isn’t the first time the Cow Palace has been pitched for housing.

Allison Keaney, CEO of the Cow Palace, said she had not been approached about any proposal of tiny homes or RV parking at the venue and declined to discuss whether a new housing village was viable. But this isn’t the first time the Cow Palace has been pitched for housing.

“There have been discussions around the development and the shift of property,” Keaney said.

“There have been discussions around the development and the shift of property,” Keaney said.

San Francisco’s City Attorney’s Office, which is appealing the court order barring the clearing of homeless encampments, declined to comment on the feasibility of RV parking or tiny homes at Cow Palace.

San Francisco’s City Attorney’s Office, which is appealing the court order barring the clearing of homeless encampments, declined to comment on the feasibility of RV parking or tiny homes at Cow Palace.

Tiny homes projects have sprung up around San Francisco in recent years, and they’re intended to serve as temporary residences where formerly unhoused people can live as they obtain employment—and, in some cases, deal with substance abuse issues—before moving into permanent housing.

Tiny homes projects have sprung up around San Francisco in recent years, and they’re intended to serve as temporary residences where formerly unhoused people can live as they obtain employment—and, in some cases, deal with substance abuse issues—before moving into permanent housing.

Carpentry students build a tiny home for a design competition at Laney College in Oakland on June 28, 2016. | Paul Chinn/The San Francisco Chronicle via Getty Images

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/02/FEATURED_TinyHomes02222023-2500x1682.jpg" alt="" class="wp-image-129194"/><figcaption class="wp-element-caption">Carpentry students build a tiny home for a design competition at Laney College in Oakland on June 28, 2016. | Paul Chinn/The San Francisco Chronicle via Getty Images</figcaption></figure>

However, tiny homes can be costly to build in San Francisco and frequently face opposition from neighboring residents.

However, tiny homes can be costly to build in San Francisco and frequently face opposition from neighboring residents.

READ MORE: <a href="https://sfstandard.com/housing-development/building-tiny-homes-a-gigantic-task-in-broken-san-francisco/">Building Tiny Homes a Gigantic Task in Broken San Francisco</a>

READ MORE: <a href="https://sfstandard.com/housing-development/building-tiny-homes-a-gigantic-task-in-broken-san-francisco/">Building Tiny Homes a Gigantic Task in Broken San Francisco</a>

Safaí, whose district is next to Cow Palace, said he spoke with Engardio about the plan and supports it, along with expanding tiny homes across the city.

Safaí, whose district is next to Cow Palace, said he spoke with Engardio about the plan and supports it, along with expanding tiny homes across the city.

“We should be spreading these across San Francisco,&#8221; Safaí said in a phone interview. &#8220;They have been a great success.”

“We should be spreading these across San Francisco," Safaí said in a phone interview. "They have been a great success.”

“We should be spreading these across San Francisco,&#8221; Safaí said in a phone interview. &#8220;They have been a great success.”

Officials for the city’s Department of Homelessness and Supportive Housing said they broadly support RV parking and tiny homes projects, and Mayor London Breed’s proposed budget would fund an existing <a href="https://sfstandard.com/public-health/homelessness/bayview-vehicle-triage-center-exposes-the-challenge-of-alternative-shelter-approaches/">Vehicle Triage Center at Candlestick Point</a> to create roughly 600 new shelter beds.

Officials for the city’s Department of Homelessness and Supportive Housing said they broadly support RV parking and tiny homes projects, and Mayor London Breed’s proposed budget would fund an existing <a href="https://sfstandard.com/public-health/homelessness/bayview-vehicle-triage-center-exposes-the-challenge-of-alternative-shelter-approaches/">Vehicle Triage Center at Candlestick Point</a> to create roughly 600 new shelter beds.

RVs parked at the Bayview Vehicle Triage Center in San Francisco, Calif on Feb. 9, 2023. (Joe Dworetzky/Local News Matters)

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/05/BCN-20230420-MANYON-07-2500x1875.jpeg" alt="" class="wp-image-158053"/><figcaption class="wp-element-caption">RVs are parked at the Bayview Vehicle Triage Center in San Francisco on Feb. 9, 2023. | Joe Dworetzky/Local News Matters</figcaption></figure>

Cow Palace opened in 1941, but its roots date back to 1915, when business leaders observed the popularity of the livestock exposition at the Pan-Pacific International Exposition that year. They resolved to build a permanent structure for such events, according to the <a href="https://www.cowpalace.com/p/about-us/history#:~:text=Some%20of%20the%20more%20memorable,Palace%20include%20the%20Ringling%20Bros.">Cow Palace’s website</a>.

Cow Palace opened in 1941, but its roots date back to 1915, when business leaders observed the popularity of the livestock exposition at the Pan-Pacific International Exposition that year. They resolved to build a permanent structure for such events, according to the <a href="https://www.cowpalace.com/p/about-us/history#:~:text=Some%20of%20the%20more%20memorable,Palace%20include%20the%20Ringling%20Bros.">Cow Palace’s website</a>.

In 2019, state Sen. Scott Wiener introduced Senate Bill 281, which would have <a href="https://www.bizjournals.com/sanfrancisco/news/2019/04/24/housing-cow-palace-scott-wiener.html">transferred authority over Cow Palace</a> from the California Department of Food and Agriculture Division of Fairs and Expositions to a joint powers authority consisting of San Francisco, Daly City and San Mateo County. This regional group would have been charged with redeveloping the site into housing and commercial space, but the bill ultimately died.

In 2019, state Sen. Scott Wiener introduced Senate Bill 281, which would have <a href="https://www.bizjournals.com/sanfrancisco/news/2019/04/24/housing-cow-palace-scott-wiener.html">transferred authority over Cow Palace</a> from the California Department of Food and Agriculture Division of Fairs and Expositions to a joint powers authority consisting of San Francisco, Daly City and San Mateo County. This regional group would have been charged with redeveloping the site into housing and commercial space, but the bill ultimately died.

Former Gov. Arnold Schwarzenegger also <a href="https://www.pressdemocrat.com/article/news/san-quentin-cow-palace-l-a-coliseum-would-go-on-market-under-plan-to-hel/">tried to sell the Cow Palace in 2009</a> along with other state-owned properties, including San Quentin State Penitentiary and Los Angeles Memorial Coliseum, to raise money for the cash-strapped state during the recession, but the proposal never went through.

Former Gov. Arnold Schwarzenegger also <a href="https://www.pressdemocrat.com/article/news/san-quentin-cow-palace-l-a-coliseum-would-go-on-market-under-plan-to-hel/">tried to sell the Cow Palace in 2009</a> along with other state-owned properties, including San Quentin State Penitentiary and Los Angeles Memorial Coliseum, to raise money for the cash-strapped state during the recession, but the proposal never went through.

Despite being in the early stages, Engardio remains hopeful about reinventing the space surrounding the Cow Palace.

Despite being in the early stages, Engardio remains hopeful about reinventing the space surrounding the Cow Palace.

“This is an idea that will require a lot of negotiation, and it&#8217;s just the start of an idea,” Engardio said. “But it&#8217;s worth trying.”

“This is an idea that will require a lot of negotiation, and it's just the start of an idea,” Engardio said. “But it's worth trying.”

“This is an idea that will require a lot of negotiation, and it&#8217;s just the start of an idea,” Engardio said. “But it&#8217;s worth trying.”

This post has been updated to reflect that the idea for housing at the Cow Palace originated with Sup. Ahsha Safaí, and includes additional comment from San Mateo County supervisor David Canepa.

This post has been updated to reflect that the idea for housing at the Cow Palace originated with Sup. Ahsha Safaí, and includes additional comment from San Mateo County supervisor David Canepa.

A homeless shelter at the Cow Palace? San Francisco supervisor floats plan

Sarah Wright

The city&#8217;s fight over fourplexes is finally over, but amendments piled on an original bill mean it won’t have nearly the impact that its creator intended. 

The city's fight over fourplexes is finally over, but amendments piled on an original bill mean it won’t have nearly the impact that its creator intended.

The city&#8217;s fight over fourplexes is finally over, but amendments piled on an original bill mean it won’t have nearly the impact that its creator intended.

“It&#8217;s a consensus,” Supervisor Rafael Mandelman, who authored the legislation, told The Standard. “I’m just not thrilled with where the consensus is, but it&#8217;s as good as we’re going to get through the board, apparently.”

“It's a consensus,” Supervisor Rafael Mandelman, who authored the legislation, told The Standard. “I’m just not thrilled with where the consensus is, but it's as good as we’re going to get through the board, apparently.”

“It&#8217;s a consensus,” Supervisor Rafael Mandelman, who authored the legislation, told The Standard. “I’m just not thrilled with where the consensus is, but it&#8217;s as good as we’re going to get through the board, apparently.”

On Tuesday, the Board of Supervisors passed Mandelman&#8217;s fourplex legislation, which had originally sought to legalize fouplexes citywide, in a 6-4 vote. Board President Shamann Walton and Supervisors Ahsha Safaí, Catherine Stefani and Matt Dorsey voted against the bill. 

On Tuesday, the Board of Supervisors passed Mandelman's fourplex legislation, which had originally sought to legalize fouplexes citywide, in a 6-4 vote. Board President Shamann Walton and Supervisors Ahsha Safaí, Catherine Stefani and Matt Dorsey voted against the bill.

On Tuesday, the Board of Supervisors passed Mandelman&#8217;s fourplex legislation, which had originally sought to legalize fouplexes citywide, in a 6-4 vote. Board President Shamann Walton and Supervisors Ahsha Safaí, Catherine Stefani and Matt Dorsey voted against the bill.

Mandelman’s initial version came in response to Senate Bill 9, state legislation that effectively ended single-family zoning in California by allowing two units on every lot. In his original version of the bill, Mandelman aimed to expand on SB 9 and allow four units on every lot in San Francisco and six on corner lots. 

Mandelman’s initial version came in response to Senate Bill 9, state legislation that effectively ended single-family zoning in California by allowing two units on every lot. In his original version of the bill, Mandelman aimed to expand on SB 9 and allow four units on every lot in San Francisco and six on corner lots.

But during its journey through the Land Use and Transportation Committee, the legislation was weighed down by amendments that limit who can use the law to build new units. The most significant amendment, proposed by Supervisor Dean Preston, <a href="https://sfstandard.com/housing-development/a-fourplex-on-each-lot-in-debate-over-upzoning-sfs-westside-one-proposal-emerges-as-the-strongest/">requires landlords to have inherited or owned the building for five years prior to developing it</a>, effectively cutting developers who seek to buy homes to convert to multi-unit housing out of the equation.

But during its journey through the Land Use and Transportation Committee, the legislation was weighed down by amendments that limit who can use the law to build new units. The most significant amendment, proposed by Supervisor Dean Preston, <a href="https://sfstandard.com/housing-development/a-fourplex-on-each-lot-in-debate-over-upzoning-sfs-westside-one-proposal-emerges-as-the-strongest/">requires landlords to have inherited or owned the building for five years prior to developing it</a>, effectively cutting developers who seek to buy homes to convert to multi-unit housing out of the equation.

“I think it&#8217;s an attempt to thwart our state bill,” said Safaí on Tuesday. “This legislation at the end of the day will make it more difficult to build housing in our city.”

“I think it's an attempt to thwart our state bill,” said Safaí on Tuesday. “This legislation at the end of the day will make it more difficult to build housing in our city.”

“I think it&#8217;s an attempt to thwart our state bill,” said Safaí on Tuesday. “This legislation at the end of the day will make it more difficult to build housing in our city.”

Mandelman worries this bodes poorly for the board’s appetite for action on addressing the city’s housing crisis, and the city&#8217;s <a href="https://sfstandard.com/politics/city-hall/housing-shell-game-supes-latest-actions-set-to-slow-new-housing-as-state-mandate-looms/">ability to craft a state-mandated housing plan that makes room for 82,000 units by 2031</a> that it must submit to the state by early next year.

Mandelman worries this bodes poorly for the board’s appetite for action on addressing the city’s housing crisis, and the city's <a href="https://sfstandard.com/politics/city-hall/housing-shell-game-supes-latest-actions-set-to-slow-new-housing-as-state-mandate-looms/">ability to craft a state-mandated housing plan that makes room for 82,000 units by 2031</a> that it must submit to the state by early next year.

Mandelman worries this bodes poorly for the board’s appetite for action on addressing the city’s housing crisis, and the city&#8217;s <a href="https://sfstandard.com/politics/city-hall/housing-shell-game-supes-latest-actions-set-to-slow-new-housing-as-state-mandate-looms/">ability to craft a state-mandated housing plan that makes room for 82,000 units by 2031</a> that it must submit to the state by early next year.

“We’re not going to build tens of thousands of units if we’re relying on individual property owners to do that,” Mandelman said.&nbsp;

“We’re not going to build tens of thousands of units if we’re relying on individual property owners to do that,” Mandelman said.&nbsp;

The state’s housing department won’t comment on the current version of the city’s Housing Element Update—the state-mandated housing plan the city is required to craft once every eight years—while it’s still under review. But San Francisco’s struggles to approve housing have caught the eye of state regulators.

The state’s housing department won’t comment on the current version of the city’s Housing Element Update—the state-mandated housing plan the city is required to craft once every eight years—while it’s still under review. But San Francisco’s struggles to approve housing have caught the eye of state regulators.

The California Department of Housing and Community Development recently sent <a href="https://www.hcd.ca.gov/community-development/housing-element/docs/sfrsanfrancisco-ta-020122.pdf">two</a> <a href="https://www.hcd.ca.gov/community-development/housing-element/docs/sfrsanfrancisco-loi-ta-112221.pdf">letters</a> voicing concern about the Board of Supervisors’ rejection of proposed housing projects at 469 Stevenson and 450 O’Farrell Streets last year. Those cases—and a larger investigation into the city’s approvals practices—remain open, <a href="https://www.bizjournals.com/sanfrancisco/news/2022/06/13/hcd-san-francisco-investigations-rhna.html?utm_source=The+San+Francisco+Standard&amp;utm_campaign=34ed588107-EMAIL_CAMPAIGN_2022_06_07_06_53_COPY_01&amp;utm_medium=email&amp;utm_term=0_f81e82e2a3-34ed588107-">a new report from the San Francisco Business Times</a> found.

The California Department of Housing and Community Development recently sent <a href="https://www.hcd.ca.gov/community-development/housing-element/docs/sfrsanfrancisco-ta-020122.pdf">two</a> <a href="https://www.hcd.ca.gov/community-development/housing-element/docs/sfrsanfrancisco-loi-ta-112221.pdf">letters</a> voicing concern about the Board of Supervisors’ rejection of proposed housing projects at 469 Stevenson and 450 O’Farrell Streets last year. Those cases—and a larger investigation into the city’s approvals practices—remain open, <a href="https://www.bizjournals.com/sanfrancisco/news/2022/06/13/hcd-san-francisco-investigations-rhna.html?utm_source=The+San+Francisco+Standard&amp;utm_campaign=34ed588107-EMAIL_CAMPAIGN_2022_06_07_06_53_COPY_01&amp;utm_medium=email&amp;utm_term=0_f81e82e2a3-34ed588107-">a new report from the San Francisco Business Times</a> found.

According to the state, it takes longer for San Francisco than any other county in California to entitle and then permit a project, at 450 days versus 524 days on average. And the city’s <a href="https://sfstandard.com/housing-development/despite-reforms-san-francisco-is-building-fewer-homes-now-than-before/">housing pipeline looks to be slowing,</a> according to a recent report from the city’s planning department.

According to the state, it takes longer for San Francisco than any other county in California to entitle and then permit a project, at 450 days versus 524 days on average. And the city’s <a href="https://sfstandard.com/housing-development/despite-reforms-san-francisco-is-building-fewer-homes-now-than-before/">housing pipeline looks to be slowing,</a> according to a recent report from the city’s planning department.

“San Francisco needs to reform fundamentally how it approves housing and put an end to the endless hearings and appeals,” state Sen. Scott Wiener, who is critical of the amendments to Mandelman’s bill, told The Standard. “The city needs to produce a housing element that is real and is likely to result in housing.”

“San Francisco needs to reform fundamentally how it approves housing and put an end to the endless hearings and appeals,” state Sen. Scott Wiener, who is critical of the amendments to Mandelman’s bill, told The Standard. “The city needs to produce a housing element that is real and is likely to result in housing.”

Fourplex bill passes but won’t create much housing

Josh Koehn

Mike Ege

John Hickey, one half of a San Francisco developer couple attempting to build <a href="https://sfstandard.com/2023/07/05/sunset-skyscraper-50-stories-680-apartments-at-san-franciscos-ocean-beach/">a 50-story tower in the Sunset</a>, has a reputation for proposing audacious projects that never come to fruition. He also has a history as a con man.

Sunset skyscraper: 50 stories, 680 apartments at San Francisco&#8217;s Ocean Beach

John Hickey, one half of a San Francisco developer couple attempting to build <a href="https://sfstandard.com/2023/07/05/sunset-skyscraper-50-stories-680-apartments-at-san-franciscos-ocean-beach/">a 50-story tower in the Sunset</a>, has a reputation for proposing audacious projects that never come to fruition. He also has a history as a con man.

In 2004, Hickey was promoting plans for <a href="https://www.sfgate.com/bayarea/article/SAN-FRANCISCO-India-Basin-proposal-would-add-3-2634826.php?fromRichie=1&amp;app=__Platform__&amp;v=__Version__&amp;method=__AllAccessEntitlementSource__" target="_blank" rel="noreferrer noopener">a billion-dollar project</a> that would erect three towers in India Basin and dramatically alter the city’s eastern waterfront. The ambitious development proposal—dismissed as “crazy” by a former city planning director—would have created the largest residential towers in all of California.&nbsp;

In 2004, Hickey was promoting plans for <a href="https://www.sfgate.com/bayarea/article/SAN-FRANCISCO-India-Basin-proposal-would-add-3-2634826.php?fromRichie=1&amp;app=__Platform__&amp;v=__Version__&amp;method=__AllAccessEntitlementSource__" target="_blank" rel="noreferrer noopener">a billion-dollar project</a> that would erect three towers in India Basin and dramatically alter the city’s eastern waterfront. The ambitious development proposal—dismissed as “crazy” by a former city planning director—would have created the largest residential towers in all of California.&nbsp;

At the time, few people knew Hickey had already been indicted seven years earlier for a <a href="https://www.documentcloud.org/documents/23872701-hickey-appeal-05-10004" target="_blank" rel="noreferrer noopener">Ponzi scheme</a> to develop land in Napa and Sonoma counties. Hickey and a co-conspirator bilked 700-plus investors out of roughly $20 million, according to court records. Some of the money went to pay off early investors; some of it went to personal use. Hickey spent 15 years ensnared in civil and criminal investigations and was eventually sentenced to <a href="https://www.sfgate.com/business/article/Prison-term-for-developer-who-defrauded-investors-2501829.php" target="_blank" rel="noreferrer noopener">97 months in prison</a>.

At the time, few people knew Hickey had already been indicted seven years earlier for a <a href="https://www.documentcloud.org/documents/23872701-hickey-appeal-05-10004" target="_blank" rel="noreferrer noopener">Ponzi scheme</a> to develop land in Napa and Sonoma counties. Hickey and a co-conspirator bilked 700-plus investors out of roughly $20 million, according to court records. Some of the money went to pay off early investors; some of it went to personal use. Hickey spent 15 years ensnared in civil and criminal investigations and was eventually sentenced to <a href="https://www.sfgate.com/business/article/Prison-term-for-developer-who-defrauded-investors-2501829.php" target="_blank" rel="noreferrer noopener">97 months in prison</a>.

As of 2016, three years after his release from prison, Hickey had paid just $5,150 toward the $17 million-plus he still owed in restitution to his victims.

As of 2016, three years after his release from prison, Hickey had paid just $5,150 toward the $17 million-plus he still owed in restitution to his victims.

The project Hickey and his wife, Raelynn, are now hawking in the Sunset—a tower that would stand out like a 589-foot sore thumb in the sleepy beach neighborhood—bears an eerie resemblance to the fanciful towers he boasted he would build two decades ago. It’s unclear how this new project would be financed. And pinning down the true motivations behind the project, which has become a lightning rod on both sides of the local housing debate, has proven difficult.

The project Hickey and his wife, Raelynn, are now hawking in the Sunset—a tower that would stand out like a 589-foot sore thumb in the sleepy beach neighborhood—bears an eerie resemblance to the fanciful towers he boasted he would build two decades ago. It’s unclear how this new project would be financed. And pinning down the true motivations behind the project, which has become a lightning rod on both sides of the local housing debate, has proven difficult.

On Wednesday, Raelynn Hickey answered the door at the couple’s two-story home in the Sunset, where a gold Cadillac Escalade was parked askew in the driveway. At first, she lied and said the couple wasn’t home. Then, she admitted her identity and abruptly declined an interview.

On Wednesday, Raelynn Hickey answered the door at the couple’s two-story home in the Sunset, where a gold Cadillac Escalade was parked askew in the driveway. At first, she lied and said the couple wasn’t home. Then, she admitted her identity and abruptly declined an interview.

<h2 class="wp-block-heading" id="h-tower-of-power">Tower of Power</h2>

core/heading

<h2 class="wp-block-heading" id="h-tower-of-power">Tower of Power</h2>

A plant nursery currently occupies the proposed site of the tower: 2700 Sloat Blvd., which is just three blocks from Ocean Beach. Across the street from Sloat Garden Center is a five-story building—the most imposing structure in the neighborhood. The proposed tower would dwarf everything in its vicinity.

A plant nursery currently occupies the proposed site of the tower: 2700 Sloat Blvd., which is just three blocks from Ocean Beach. Across the street from Sloat Garden Center is a five-story building—the most imposing structure in the neighborhood. The proposed tower would dwarf everything in its vicinity.

An exterior view of Sloat Garden Center, seen on July 12, 2023, is the proposed site for a 50-story tower in the Sunset neighborhood of San Francisco.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/07/OceanBeachTower071323_FEATURE.jpg?w=2500" alt="" class="wp-image-181416"/><figcaption class="wp-element-caption">Sloat Garden Center is located at the proposed site for a 50-story tower in the Sunset neighborhood in San Francisco.</figcaption></figure>

The latest plans for the tower—after multiple, incomplete proposals for the site, according to city officials—were <a href="https://sfstandard.com/2023/04/13/skyscraper-plans-revealed-for-san-franciscos-ocean-beach-712-homes-50-stories/">filed April 11</a> by CH Planning, a Reno-based company incorporated in 2021 and managed by Raelynn Hickey. In May 2022, the Planning Department notified the developer of multiple issues with the more modest proposal for a 12-13 story project. Three months ago, CH Planning came back with a plan four times taller.&nbsp;

Skyscraper plans revealed for San Francisco&#8217;s Ocean Beach: 712 homes, 50 stories

The latest plans for the tower—after multiple, incomplete proposals for the site, according to city officials—were <a href="https://sfstandard.com/2023/04/13/skyscraper-plans-revealed-for-san-franciscos-ocean-beach-712-homes-50-stories/">filed April 11</a> by CH Planning, a Reno-based company incorporated in 2021 and managed by Raelynn Hickey. In May 2022, the Planning Department notified the developer of multiple issues with the more modest proposal for a 12-13 story project. Three months ago, CH Planning came back with a plan four times taller.&nbsp;

In the most recent revision, the proposed tower would include 680 condominiums along with 100,000 square feet of retail space, a wellness spa and a basement garage to fit 212 cars. The scale of the project has left some leading developers in the city befuddled.&nbsp;&nbsp;

In the most recent revision, the proposed tower would include 680 condominiums along with 100,000 square feet of retail space, a wellness spa and a basement garage to fit 212 cars. The scale of the project has left some leading developers in the city befuddled.&nbsp;&nbsp;

“I have many friends in the development community, and none of us can comprehend this project,” Oz Erickson, principal at developer Emerald Fund, told The Standard. “To the best of our experienced knowledge, none of us could remotely make this project work economically, much less understand how it would fit contextually in that neighborhood.”

“I have many friends in the development community, and none of us can comprehend this project,” Oz Erickson, principal at developer Emerald Fund, told The Standard. “To the best of our experienced knowledge, none of us could remotely make this project work economically, much less understand how it would fit contextually in that neighborhood.”

The Planning Department rejected the most recent design, which was originally scheduled for a May hearing at the city’s Board of Appeals. But at the developers’ request, it’s been repeatedly postponed. A new hearing is now scheduled for July 26.

The Planning Department rejected the most recent design, which was originally scheduled for a May hearing at the city’s Board of Appeals. But at the developers’ request, it’s been repeatedly postponed. A new hearing is now scheduled for July 26.

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CH Planning’s revised plans cited California’s Density Bonus Law, which allows developers to tack on more height in exchange for including affordable housing. On the books since 1979, the law has been significantly expanded by legislation written to combat the state’s housing crunch.&nbsp;

CH Planning’s revised plans cited California’s Density Bonus Law, which allows developers to tack on more height in exchange for including affordable housing. On the books since 1979, the law has been significantly expanded by legislation written to combat the state’s housing crunch.&nbsp;

John Hickey has taken the lead in discussions with the city, with CH Planning contending that the state’s Density Bonus Law should allow 2700 Sloat to proceed, in part because of the unique design of the tower: It includes four narrow, separate towers attached together on one base structure to skirt local rules on individual buildings.

John Hickey has taken the lead in discussions with the city, with CH Planning contending that the state’s Density Bonus Law should allow 2700 Sloat to proceed, in part because of the unique design of the tower: It includes four narrow, separate towers attached together on one base structure to skirt local rules on individual buildings.

Thousands of people have signed a petition opposing the project, and the city’s Planning Department summarily scoffed at the design, calling it “categorically out of compliance with both state and local laws.”

Thousands of people have signed a petition opposing the project, and the city’s Planning Department summarily scoffed at the design, calling it “categorically out of compliance with both state and local laws.”

An exterior view of Sloat Garden Center, located at 2700 Sloat Blvd., on July 12, 2023. A 50-story tower is being proposed for the site in the Sunset neighborhood of San Francisco.

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2023/07/OceanBeachTower071323_SOCIAL.jpg?w=2500" alt="" class="wp-image-181419"/><figcaption class="wp-element-caption">Sloat Garden Center is located at 2700 Sloat Blvd., where a 50-story tower is being proposed in the Sunset neighborhood in San Francisco.</figcaption></figure>

Nonetheless, Our Neighborhood Voices—a political group planning a ballot measure to undo state housing reforms—has seized upon the 2700 Sloat project, <a href="https://twitter.com/OurVoicesCA/status/1678871485677723649" target="_blank" rel="noreferrer noopener">using the tower</a> as a symbol of all that is wrong with legislation intended to accelerate housing production.&nbsp;

Nonetheless, Our Neighborhood Voices—a political group planning a ballot measure to undo state housing reforms—has seized upon the 2700 Sloat project, <a href="https://twitter.com/OurVoicesCA/status/1678871485677723649" target="_blank" rel="noreferrer noopener">using the tower</a> as a symbol of all that is wrong with legislation intended to accelerate housing production.&nbsp;

Meanwhile, YIMBYs and lawmakers who support denser housing seem to be of two minds when it comes to the proposed tower.

Meanwhile, YIMBYs and lawmakers who support denser housing seem to be of two minds when it comes to the proposed tower.

<h2 class="wp-block-heading" id="h-distraction-or-real-deal">Distraction or Real Deal?</h2>

The outlandish size of the 2700 Sloat project—and some of the arguments for and against it—have created a caricature of an otherwise serious issue. San Francisco is required to make room for 82,000 new units of housing by 2031. But a down market and impediments via local law and neighborhood opposition are making that target look more illusory by the day.

The outlandish size of the 2700 Sloat project—and some of the arguments for and against it—have created a caricature of an otherwise serious issue. San Francisco is required to make room for 82,000 new units of housing by 2031. But a down market and impediments via local law and neighborhood opposition are making that target look more illusory by the day.

“This project has always seemed like a distraction to me,” said state Sen. Scott Wiener, whose bill SB 423 would extend and expand rules to streamline the creation of denser housing.

“This project has always seemed like a distraction to me,” said state Sen. Scott Wiener, whose bill SB 423 would extend and expand rules to streamline the creation of denser housing.

Opponents of the 2700 Sloat project have cast the tower as a symbol of what could happen in California if Wiener’s legislation is signed into law. Wiener said those arguments are not being made in “good faith.”

Opponents of the 2700 Sloat project have cast the tower as a symbol of what could happen in California if Wiener’s legislation is signed into law. Wiener said those arguments are not being made in “good faith.”

“We need more housing in all parts of San Francisco, including the west side,” he said. “Some of us are trying to work in the world of reality to make that happen.”&nbsp;

“We need more housing in all parts of San Francisco, including the west side,” he said. “Some of us are trying to work in the world of reality to make that happen.”&nbsp;

Senator Scott Wiener speaks outside Glide memorial Church during a press conference in San Francisco on Aug. 11, 2022. | Camille Cohen/The Stand

<figure class="wp-block-image size-large"><img src="https://content.sfstandard.com/wp-content/uploads/2022/11/SafeConsumptionGlide-52.jpg?w=2500" alt="" class="wp-image-97095"/><figcaption class="wp-element-caption">State Sen. Scott Wiener | Camille Cohen/The Standard</figcaption></figure>

Jane Natoli, the organizing director of YIMBY Action and a former financial crimes investigator, told The Standard that she supports the 2700 Sloat project because the city has steadfastly resisted housing in all shapes and sizes for decades. However, she called John Hickey&#8217;s past projects and Ponzi scheme “red flags.”

Jane Natoli, the organizing director of YIMBY Action and a former financial crimes investigator, told The Standard that she supports the 2700 Sloat project because the city has steadfastly resisted housing in all shapes and sizes for decades. However, she called John Hickey's past projects and Ponzi scheme “red flags.”

Jane Natoli, the organizing director of YIMBY Action and a former financial crimes investigator, told The Standard that she supports the 2700 Sloat project because the city has steadfastly resisted housing in all shapes and sizes for decades. However, she called John Hickey&#8217;s past projects and Ponzi scheme “red flags.”

“That deserves a lot of scrutiny, but that should be separate as to whether or not something like this [project] can even exist on paper,” Natoli said.

“That deserves a lot of scrutiny, but that should be separate as to whether or not something like this [project] can even exist on paper,” Natoli said.

Erickson estimated that the all-in costs per unit for the 2700 Sloat project “would probably exceed $1.5 million per apartment,” putting the total cost of the project above $1 billion. This would likely require rents significantly above current market rates.&nbsp;

Erickson estimated that the all-in costs per unit for the 2700 Sloat project “would probably exceed $1.5 million per apartment,” putting the total cost of the project above $1 billion. This would likely require rents significantly above current market rates.&nbsp;

“I am not aware of any lender who would seriously contemplate financing a billion-dollar project in that neighborhood,” Erickson said.&nbsp;

“I am not aware of any lender who would seriously contemplate financing a billion-dollar project in that neighborhood,” Erickson said.&nbsp;

Caryn Mason, a 22-year resident of the Sunset who was shopping Wednesday at the nursery where the tower is being proposed, had never heard of the project until she was shown a rendering of the structure.

Caryn Mason, a 22-year resident of the Sunset who was shopping Wednesday at the nursery where the tower is being proposed, had never heard of the project until she was shown a rendering of the structure.

“Put me down for ‘no,’” she said. “The picture that you’re showing me doesn’t fit in our neighborhood.”

“Put me down for ‘no,’” she said. “The picture that you’re showing me doesn’t fit in our neighborhood.”

And yet, all of the consternation over 2700 Sloat could wind up being all for nothing.&nbsp;&nbsp;

And yet, all of the consternation over 2700 Sloat could wind up being all for nothing.&nbsp;&nbsp;

The Hickeys’ requests for delays—along with the context of John Hickey’s past crimes—have given some the impression that the grandiose project was never meant to be realized. If true, that would be a ruse some cynics might call history repeating itself.

The Hickeys’ requests for delays—along with the context of John Hickey’s past crimes—have given some the impression that the grandiose project was never meant to be realized. If true, that would be a ruse some cynics might call history repeating itself.

Man behind the massive Ocean Beach Tower went to prison for a Ponzi scheme

Olivia Cruz Mayeda

Unpaid court fees will no longer prevent people <a href="https://sfstandard.com/criminal-justice/california-fresh-start-act-criminal-record-expungements-san-francisco/">from clearing their criminal records</a> in California under a bill just signed into law by Gov. Gavin Newsom.&nbsp;

Unpaid court fees will no longer prevent people <a href="https://sfstandard.com/criminal-justice/california-fresh-start-act-criminal-record-expungements-san-francisco/">from clearing their criminal records</a> in California under a bill just signed into law by Gov. Gavin Newsom.&nbsp;

Currently, outstanding court debt and victim restitution fees blocked expungements for people who couldn’t afford it.&nbsp;

Currently, outstanding court debt and victim restitution fees blocked expungements for people who couldn’t afford it.&nbsp;

When the <a href="https://www.vox.com/policy-and-politics/23340644/clean-slate-automated-criminal-record-clearing-felonies-california">Fresh Start Act </a>goes into effect on Jan. 1, those fees will no longer inhibit the formerly incarcerated from clearing their records.

When the <a href="https://www.vox.com/policy-and-politics/23340644/clean-slate-automated-criminal-record-clearing-felonies-california">Fresh Start Act </a>goes into effect on Jan. 1, those fees will no longer inhibit the formerly incarcerated from clearing their records.

Authored by <a href="https://sd11.senate.ca.gov/news/20220930-senator-wiener%E2%80%99s-fresh-start-act-remove-outstanding-restitution-barrier-expungement">state Sen. Scott Wiener</a>, D-San Francisco, the law bars courts from preventing expungement because someone has not paid off their debt.

Authored by <a href="https://sd11.senate.ca.gov/news/20220930-senator-wiener%E2%80%99s-fresh-start-act-remove-outstanding-restitution-barrier-expungement">state Sen. Scott Wiener</a>, D-San Francisco, the law bars courts from preventing expungement because someone has not paid off their debt.

The new law has set into motion a review process in the San Francisco Public Defender’s Office.&nbsp;

The new law has set into motion a review process in the San Francisco Public Defender’s Office.&nbsp;

“We plan to identify past clients who have been denied solely because they owe victim restitution and re-file their petitions after the change has taken effect,” Deputy Public Defender Kelly Pretzer explained.&nbsp;

“We plan to identify past clients who have been denied solely because they owe victim restitution and re-file their petitions after the change has taken effect,” Deputy Public Defender Kelly Pretzer explained.&nbsp;

At least 20 people from January through August this year were denied on those grounds, Pretzer said.

At least 20 people from January through August this year were denied on those grounds, Pretzer said.

The SF District Attorney’s Office, meanwhile, is figuring out how to proceed with expungement requests filed before the law goes into effect in the new year, according to DA spokesperson Randy Quezada.

The SF District Attorney’s Office, meanwhile, is figuring out how to proceed with expungement requests filed before the law goes into effect in the new year, according to DA spokesperson Randy Quezada.

A homeless shelter at the Cow Palace? San Francisco supervisor floats plan

Fourplex bill passes but won’t create much housing

Man behind the massive Ocean Beach Tower went to prison for a Ponzi scheme

Court debt no longer prevents clearing criminal records in California

SF police falsely accused magic mushroom shop owner of selling meth

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A homeless shelter at the Cow Palace? San Francisco supervisor floats plan

Fourplex bill passes but won’t create much housing

Man behind the massive Ocean Beach Tower went to prison for a Ponzi scheme

Court debt no longer prevents clearing criminal records in California

SF police falsely accused magic mushroom shop owner of selling meth