Annie Gaus

The San Francisco Board of Supervisors voted unanimously on Tuesday to make Shared Spaces, a program that allows businesses to set up outdoor dining and other services, a permanent fixture of the city.&nbsp;

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The San Francisco Board of Supervisors voted unanimously on Tuesday to make Shared Spaces, a program that allows businesses to set up outdoor dining and other services, a permanent fixture of the city.&nbsp;

The version approved by Supervisors on Tuesday reflects a compromise between an initial plan introduced several months ago by Mayor London Breed and various constituencies who raised concerns around disability and public access to city streets and sidewalks.&nbsp;

The version approved by Supervisors on Tuesday reflects a compromise between an initial plan introduced several months ago by Mayor London Breed and various constituencies who raised concerns around disability and public access to city streets and sidewalks.&nbsp;

“Great compromise, and appreciate the unanimous support,” said Sharky Laguana, head of the city’s Small Business Commission. “This is government doing great work and opens up an exciting new chapter for San Francisco.”&nbsp;

“Great compromise, and appreciate the unanimous support,” said Sharky Laguana, head of the city’s Small Business Commission. “This is government doing great work and opens up an exciting new chapter for San Francisco.”&nbsp;

The legislation makes the Shared Spaces program—which was established as an emergency measure during the pandemic—permanent, with permit applications and approvals jointly managed by the Planning Department, Department of Public Works, Municipal Transportation Agency, Fire Department and Entertainment Commission. Among other provisions, the program mandates the creation of a “one-stop” application portal and sets permit fees depending on the size and type of space.

The legislation makes the Shared Spaces program—which was established as an emergency measure during the pandemic—permanent, with permit applications and approvals jointly managed by the Planning Department, Department of Public Works, Municipal Transportation Agency, Fire Department and Entertainment Commission. Among other provisions, the program mandates the creation of a “one-stop” application portal and sets permit fees depending on the size and type of space.

Policymakers disagreed on the finer points of the legislation, however.&nbsp;

Policymakers disagreed on the finer points of the legislation, however.&nbsp;

In May, members of the Board’s Land Use and Transportation Committee <a href="https://sfstandard.com/2021/05/25/supervisors-punt-votes-shared-spaces-small-business-recovery/">voiced concerns</a> over its potential impact on seniors and people with disabilities, and posited that the public should have a right to use the privately maintained Shared Spaces during off-hours. Supervisor Aaron Peskin also questioned whether the Planning Department was the appropriate point of contact for the program.

Supervisors punt votes on permanent Shared Spaces, small business recovery

In May, members of the Board’s Land Use and Transportation Committee <a href="https://sfstandard.com/2021/05/25/supervisors-punt-votes-shared-spaces-small-business-recovery/">voiced concerns</a> over its potential impact on seniors and people with disabilities, and posited that the public should have a right to use the privately maintained Shared Spaces during off-hours. Supervisor Aaron Peskin also questioned whether the Planning Department was the appropriate point of contact for the program.

On Tuesday, Supervisors further debated whether Shared Spaces must be accessible to the public at all hours, with business owners prohibited from locking the structures overnight and held responsible for maintaining cleanliness except in cases of hazardous waste.&nbsp;

On Tuesday, Supervisors further debated whether Shared Spaces must be accessible to the public at all hours, with business owners prohibited from locking the structures overnight and held responsible for maintaining cleanliness except in cases of hazardous waste.&nbsp;

Many restaurant and bar owners objected to those terms, with some reporting issues like damage, trash, excrement and hypodermic needles in Shared Spaces left unsecured overnight. Some Supervisors also raised concerns about noise off-hours for residents who live above or nearby Shared Spaces.&nbsp;

Many restaurant and bar owners objected to those terms, with some reporting issues like damage, trash, excrement and hypodermic needles in Shared Spaces left unsecured overnight. Some Supervisors also raised concerns about noise off-hours for residents who live above or nearby Shared Spaces.&nbsp;

“There are particular areas where, if they were required to keep it open, it would create significant challenges with behavior that is disruptive, destructive or even dangerous,” said Supervisor Matt Haney, who represents District 6. “I’m concerned about being so sweeping and one-size-fits-all.”

“There are particular areas where, if they were required to keep it open, it would create significant challenges with behavior that is disruptive, destructive or even dangerous,” said Supervisor Matt Haney, who represents District 6. “I’m concerned about being so sweeping and one-size-fits-all.”

Ultimately, Supervisor Ahsha Safai introduced two amendments to the Shared Spaces legislation: One to allow businesses to lock their Shared Spaces overnight if they so choose, and another to designate Planning as the lead department for the program.

Ultimately, Supervisor Ahsha Safai introduced two amendments to the Shared Spaces legislation: One to allow businesses to lock their Shared Spaces overnight if they so choose, and another to designate Planning as the lead department for the program.

The motions passed 6-5 and 7-4, respectively, and the amended version passed unanimously. The version approved on Tuesday requires Shared Space operators to maintain a bench or other public seating, but gives them the option of locking their spaces between the hours of midnight and 7 a.m.&nbsp;

The motions passed 6-5 and 7-4, respectively, and the amended version passed unanimously. The version approved on Tuesday requires Shared Space operators to maintain a bench or other public seating, but gives them the option of locking their spaces between the hours of midnight and 7 a.m.&nbsp;

It’s likely that the Shared Spaces ordinance will undergo further revisions over time, said Laguana, who called it a sea change in how land is used in San Francisco.&nbsp;

It’s likely that the Shared Spaces ordinance will undergo further revisions over time, said Laguana, who called it a sea change in how land is used in San Francisco.&nbsp;

“I think we’ll be futzing with this for years to come,” Laguana said.&nbsp;

“I think we’ll be futzing with this for years to come,” Laguana said.&nbsp;

Restaurateurs, bar owners and other small proprietors have urged the city to codify the Shared Spaces program for months, with some reporting heavy debts from the pandemic and a need for clarity on what structures they should invest in to gradually make up some of their lost revenue.&nbsp;

Restaurateurs, bar owners and other small proprietors have urged the city to codify the Shared Spaces program for months, with some reporting heavy debts from the pandemic and a need for clarity on what structures they should invest in to gradually make up some of their lost revenue.&nbsp;

In a <a href="https://sfcontroller.org/sites/default/files/Documents/Economic%20Analysis/210284_economic%20impact_final.pdf">report</a>, the San Francisco Controller’s Office estimated that businesses with parklets—an earlier, much more limited outdoor dining program—grew their quarterly revenues by 29%, or $56,000 on average, compared to 10% revenue growth among similar businesses that did not install a parket. That suggests a benefit both to struggling businesses and to the broader city economy, according to the Controller.&nbsp;

In a <a href="https://sfcontroller.org/sites/default/files/Documents/Economic%20Analysis/210284_economic%20impact_final.pdf">report</a>, the San Francisco Controller’s Office estimated that businesses with parklets—an earlier, much more limited outdoor dining program—grew their quarterly revenues by 29%, or $56,000 on average, compared to 10% revenue growth among similar businesses that did not install a parket. That suggests a benefit both to struggling businesses and to the broader city economy, according to the Controller.&nbsp;

To date, 2,481 businesses have applied for <a href="https://sfgov.maps.arcgis.com/apps/opsdashboard/index.html#/b1e37820230a4017ae53d645a96c774b">Shared Spaces permits</a>, of which 1,900 have been approved.&nbsp;

To date, 2,481 businesses have applied for <a href="https://sfgov.maps.arcgis.com/apps/opsdashboard/index.html#/b1e37820230a4017ae53d645a96c774b">Shared Spaces permits</a>, of which 1,900 have been approved.&nbsp;

Mayor Breed, who is slated to sign the legislation in the coming weeks, praised the vote in a statement on Tuesday.&nbsp;

Mayor Breed, who is slated to sign the legislation in the coming weeks, praised the vote in a statement on Tuesday.&nbsp;

“By taking the necessary steps to make Shared Spaces permanent, we are providing another lifeline for local businesses to thrive and creating a clear path forward towards rebuilding our economy as San Francisco recovers from COVID-19,” said Breed.&nbsp;

“By taking the necessary steps to make Shared Spaces permanent, we are providing another lifeline for local businesses to thrive and creating a clear path forward towards rebuilding our economy as San Francisco recovers from COVID-19,” said Breed.&nbsp;

‘Shared Spaces’ for outdoor dining to be made permanent, with some tweaks

A proposal to give fire department paramedics the authority to place 5150 holds, or involuntary psychiatric holds for individuals in severe mental distress, will advance to a vote in the coming weeks.&nbsp;

A proposal to give fire department paramedics the authority to place 5150 holds, or involuntary psychiatric holds for individuals in severe mental distress, will advance to a vote in the coming weeks.&nbsp;

The Board of Supervisors’ Public Safety and Neighborhood Services Committee voted unanimously on Thursday to advance the proposal, which would designate fire paramedics to initiate the holds, to the full board. Currently, only SFPD officers and licensed clinicians have the ability to initiate 5150 holds.

The Board of Supervisors’ Public Safety and Neighborhood Services Committee voted unanimously on Thursday to advance the proposal, which would designate fire paramedics to initiate the holds, to the full board. Currently, only SFPD officers and licensed clinicians have the ability to initiate 5150 holds.

“Our paramedics are licensed healthcare providers…we have the trust of the public, and we work 24/7 on weekends and holidays,” said Chief Simon Peng, who leads the department’s community paramedicine program, at a hearing on Thursday.&nbsp;

“Our paramedics are licensed healthcare providers…we have the trust of the public, and we work 24/7 on weekends and holidays,” said Chief Simon Peng, who leads the department’s community paramedicine program, at a hearing on Thursday.&nbsp;

According to an <a href="https://www.sfdph.org/dph/files/housingconserv/SF_Housing_Conservatorship_Annual_Report_Updated_01.11.21.pdf">annual report</a> by the San Francisco Department of Public Health (DPH), there were 8,975 total 5150 holds placed in San Francisco in the fiscal year of 2020, or between July 2019 and July 2020. Of those, 2,224 occurred at Zuckerberg San Francisco General Hospital’s emergency psychiatric unit, while the remainder occurred at local hospital networks. Individuals detained at General Hospital averaged 2.8 visits per year, and 450 individuals were detained at least twice over the course of the year. 113 were detained four or more times.

According to an <a href="https://www.sfdph.org/dph/files/housingconserv/SF_Housing_Conservatorship_Annual_Report_Updated_01.11.21.pdf">annual report</a> by the San Francisco Department of Public Health (DPH), there were 8,975 total 5150 holds placed in San Francisco in the fiscal year of 2020, or between July 2019 and July 2020. Of those, 2,224 occurred at Zuckerberg San Francisco General Hospital’s emergency psychiatric unit, while the remainder occurred at local hospital networks. Individuals detained at General Hospital averaged 2.8 visits per year, and 450 individuals were detained at least twice over the course of the year. 113 were detained four or more times.

Police officers were involved in about one-third of all 5150 holds, with 3,043 SFPD incidents resulting in a hold over the course of the year. In half of those calls, the caller was a stranger reporting an individual in distress, and in 61% of cases the individual was determined to be a danger to themself. The individual was deemed a danger to others in 38% of cases.

Police officers were involved in about one-third of all 5150 holds, with 3,043 SFPD incidents resulting in a hold over the course of the year. In half of those calls, the caller was a stranger reporting an individual in distress, and in 61% of cases the individual was determined to be a danger to themself. The individual was deemed a danger to others in 38% of cases.

“Having been on the ambulance myself for many years…I saw the revolving door,” said San Francisco Fire Department (SFFD) Chief Jeanine Nicholson on Thursday. “You’d take someone to the hospital, you’d be sitting there writing your paperwork and see them walk out. Then you’d pick them up again a few hours later.”&nbsp;

“Having been on the ambulance myself for many years…I saw the revolving door,” said San Francisco Fire Department (SFFD) Chief Jeanine Nicholson on Thursday. “You’d take someone to the hospital, you’d be sitting there writing your paperwork and see them walk out. Then you’d pick them up again a few hours later.”&nbsp;

Fire department officials argued that paramedics, who have access to health records and are medically trained, would be more effective in initiating 5150 holds than police. They speculated that if placed under the fire department’s purview, the total number of 5150 holds may even decline over time by diverting frequent flyers to longer-term care.&nbsp;

Fire department officials argued that paramedics, who have access to health records and are medically trained, would be more effective in initiating 5150 holds than police. They speculated that if placed under the fire department’s purview, the total number of 5150 holds may even decline over time by diverting frequent flyers to longer-term care.&nbsp;

Minimizing police involvement in such calls could also help remove the stigma associated with mental health crises, added Adrienne Sims, director of Local 798, the labor union that represents San Francisco firefighters.&nbsp;

Minimizing police involvement in such calls could also help remove the stigma associated with mental health crises, added Adrienne Sims, director of Local 798, the labor union that represents San Francisco firefighters.&nbsp;

“Mental health issues are stigmatized in our communities,” Sims said. “Having the police on scene can escalate a situation that can, oftentimes, be handled by our teams.”&nbsp;

“Mental health issues are stigmatized in our communities,” Sims said. “Having the police on scene can escalate a situation that can, oftentimes, be handled by our teams.”&nbsp;

City officials have sought to divert other street-level calls, such as those involving drug overdoses, to agencies other than the police as part of a broader reform initiative.

City officials have sought to divert other street-level calls, such as those involving drug overdoses, to agencies other than the police as part of a broader reform initiative.

In the upcoming budget, San Francisco plans to fund additional community paramedics along with a <a href="https://sfstandard.com/board-of-supervisors-pledges-to-create-new-homelessness-response-team-but-details-remain-murky/">slew of other teams</a> tasked with addressing various street-level crises and concerns. By January 2022, SFFD plans to have a total of 22 community paramedic teams in operation, along with its EMS-6 paramedic units.&nbsp;

In the upcoming budget, San Francisco plans to fund additional community paramedics along with a <a href="https://sfstandard.com/board-of-supervisors-pledges-to-create-new-homelessness-response-team-but-details-remain-murky/">slew of other teams</a> tasked with addressing various street-level crises and concerns. By January 2022, SFFD plans to have a total of 22 community paramedic teams in operation, along with its EMS-6 paramedic units.&nbsp;

The fire department also manages six Street Crisis Response Teams, which respond to behavioral health calls, with a seventh planned in the coming months. Mayor London Breed has also proposed new Street Overdose Response Teams, which SFFD and DPH would jointly run, and a Street Wellness Response Team run by SFFD and the Department of Homelessness and Supportive Housing.&nbsp;

The fire department also manages six Street Crisis Response Teams, which respond to behavioral health calls, with a seventh planned in the coming months. Mayor London Breed has also proposed new Street Overdose Response Teams, which SFFD and DPH would jointly run, and a Street Wellness Response Team run by SFFD and the Department of Homelessness and Supportive Housing.&nbsp;

Specifically in the <a href="https://sfstandard.com/tenderloin-and-mid-market-improvement-plan-met-with-high-hopes-and-some-skepticism/">Tenderloin and downtown areas</a>, San Francisco is also funding a number of so-called “community ambassadors,” including many nonprofit workers, to act as a helpful presence and resolve quality-of-life concerns in lieu of police officers.&nbsp;

Specifically in the <a href="https://sfstandard.com/tenderloin-and-mid-market-improvement-plan-met-with-high-hopes-and-some-skepticism/">Tenderloin and downtown areas</a>, San Francisco is also funding a number of so-called “community ambassadors,” including many nonprofit workers, to act as a helpful presence and resolve quality-of-life concerns in lieu of police officers.&nbsp;

“It’s part of a larger movement of shifting response to people with mental illness away from police,” said District 11 Supervisor Ahsha Safai, who co-authored the proposal to designate fire paramedics for 5150 holds. “It’s a public health function.”

“It’s part of a larger movement of shifting response to people with mental illness away from police,” said District 11 Supervisor Ahsha Safai, who co-authored the proposal to designate fire paramedics for 5150 holds. “It’s a public health function.”

San Francisco Fire Department could soon place emergency psychiatric holds

Sarah Wright

With the clock ticking on a state mandate to allow the creation of 82,000 more housing units over the next decade in a city that desperately needs them, the San Francisco Board of Supervisors, rather than finding new ways to build housing, continues to make moves that discourage new construction.

With the clock ticking on a state mandate to allow the creation of 82,000 more housing units over the next decade in a city that desperately needs them, the San Francisco Board of Supervisors, rather than finding new ways to build housing, continues to make moves that discourage new construction.

The latest escapade involves a bill to allow fourplexes to be built on all residential lots, an effort prompted by a new state law that outlaws single-family zoning. The board’s Land Use and Transportation Committee will take up the bill again Monday after punting on the issue earlier this month, but there’s little hope that the end result will be more housing.

The latest escapade involves a bill to allow fourplexes to be built on all residential lots, an effort prompted by a new state law that outlaws single-family zoning. The board’s Land Use and Transportation Committee will take up the bill again Monday after punting on the issue earlier this month, but there’s little hope that the end result will be more housing.

That’s because the debate has not centered on how to encourage people to build fourplexes, but rather on what kinds of affordability and rent-control requirements should apply if these units do indeed get built. Such mandates, included in competing fourplex proposals, are all but certain to make any such developments economically infeasible, developers and economists say.

That’s because the debate has not centered on how to encourage people to build fourplexes, but rather on what kinds of affordability and rent-control requirements should apply if these units do indeed get built. Such mandates, included in competing fourplex proposals, are all but certain to make any such developments economically infeasible, developers and economists say.

“It’s absurd,” said Michael Harris, a local architect who is working with a family that is taking advantage of the new state law to build an in-law unit and expand a home on Seneca Avenue. Harris said that if his client had to comply with affordability requirements, the project would have been dead before it even began. “You know how much it costs to build in San Francisco? If the city wants affordable stuff, the city should pay for it.”

“It’s absurd,” said Michael Harris, a local architect who is working with a family that is taking advantage of the new state law to build an in-law unit and expand a home on Seneca Avenue. Harris said that if his client had to comply with affordability requirements, the project would have been dead before it even began. “You know how much it costs to build in San Francisco? If the city wants affordable stuff, the city should pay for it.”

Supervisor Aaron Peskin is also working to pair any fourplex bill with legislation that would restrict the development of some cheaper, dorm-like group housing projects in parts of the city—restrictions that would be illegal under state law unless they are accompanied by the loosening of zoning restrictions elsewhere (such as allowing fourplexes).&nbsp;

Supervisor Aaron Peskin is also working to pair any fourplex bill with legislation that would restrict the development of some cheaper, dorm-like group housing projects in parts of the city—restrictions that would be illegal under state law unless they are accompanied by the loosening of zoning restrictions elsewhere (such as allowing fourplexes).&nbsp;

The end result, according to advocates of more construction, is likely to be few, if any, fourplexes, fewer group housing projects and zero progress on the housing crisis.

The end result, according to advocates of more construction, is likely to be few, if any, fourplexes, fewer group housing projects and zero progress on the housing crisis.

The board has also yet to grapple with the next phase of the state-mandated effort—<a href="https://www.sfweekly.com/news/bay-area-takes-step-toward-major-housing-growth/">led by the city’s own state legislator, Sen. Scott Wiener</a>—to ease restrictive zoning and boost housing production: allowing taller buildings on major thoroughfares in the western part of the city and allowing more multi-family buildings near all transit corridors.

The board has also yet to grapple with the next phase of the state-mandated effort—<a href="https://www.sfweekly.com/news/bay-area-takes-step-toward-major-housing-growth/">led by the city’s own state legislator, Sen. Scott Wiener</a>—to ease restrictive zoning and boost housing production: allowing taller buildings on major thoroughfares in the western part of the city and allowing more multi-family buildings near all transit corridors.

Progressive supervisors maintain that they are working as hard as they can to get affordable housing built, pointing out that it&#8217;s that segment of the market where the city is failing to meet state mandates. They say efforts to promote the construction of housing at all affordability levels might increase the housing supply for wealthier households but do little to chip away at high costs for the city’s lower wage earners.

Progressive supervisors maintain that they are working as hard as they can to get affordable housing built, pointing out that it's that segment of the market where the city is failing to meet state mandates. They say efforts to promote the construction of housing at all affordability levels might increase the housing supply for wealthier households but do little to chip away at high costs for the city’s lower wage earners.

Progressive supervisors maintain that they are working as hard as they can to get affordable housing built, pointing out that it&#8217;s that segment of the market where the city is failing to meet state mandates. They say efforts to promote the construction of housing at all affordability levels might increase the housing supply for wealthier households but do little to chip away at high costs for the city’s lower wage earners.

Those were among the arguments that led the board earlier this year to vote down two large projects totaling over 800 units—nearly 140 of which would have been affordable—that were years in the making and had already been approved by the city’s Planning Commission.&nbsp;

Those were among the arguments that led the board earlier this year to vote down two large projects totaling over 800 units—nearly 140 of which would have been affordable—that were years in the making and had already been approved by the city’s Planning Commission.&nbsp;

Debate rages over market-rate housing&nbsp;

<h2 class="wp-block-heading" id="h-debate-rages-over-market-rate-housing">Debate rages over market-rate housing&nbsp;</h2>

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<h2 id="h-debate-rages-over-market-rate-housing">Debate rages over market-rate housing&nbsp;</h2>

Housing advocates are livid over what they view as a pattern of smoke and mirrors where the board’s progressive wing shrouds anti-housing policy in language that looks and feels pro-housing or anti-gentrification but isn’t.&nbsp;

Housing advocates are livid over what they view as a pattern of smoke and mirrors where the board’s progressive wing shrouds anti-housing policy in language that looks and feels pro-housing or anti-gentrification but isn’t.&nbsp;

“The Board of Supervisors is a clown car that wants to do everything they can to make it harder to build housing here,” said Corey Smith, deputy director of the Housing Action Coalition. “Saying that you think the only thing we should be building is 100% affordable housing sounds pro-housing to some people, but people who are educated on the issue know that that means you don’t want any housing.”&nbsp;

“The Board of Supervisors is a clown car that wants to do everything they can to make it harder to build housing here,” said Corey Smith, deputy director of the Housing Action Coalition. “Saying that you think the only thing we should be building is 100% affordable housing sounds pro-housing to some people, but people who are educated on the issue know that that means you don’t want any housing.”&nbsp;

Progressive supervisors argue that pro-housing advocates are simply advancing the gentrification agenda of developers and downtown business interests while the city lags on building affordable housing.

Progressive supervisors argue that pro-housing advocates are simply advancing the gentrification agenda of developers and downtown business interests while the city lags on building affordable housing.

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Supervisor Dean Preston, a former tenant-rights lawyer who is vilified by YIMBYs as a housing obstructionist, argues that the YIMBYs are simply carrying the flag for developers and that more market-rate housing will do nothing to solve the affordability crisis.&nbsp;

Supervisor Dean Preston, a former tenant-rights lawyer who is vilified by YIMBYs as a housing obstructionist, argues that the YIMBYs are simply carrying the flag for developers and that more market-rate housing will do nothing to solve the affordability crisis.&nbsp;

“You’re effectively arguing for a trickle-down housing approach,” Preston said. “I think that’s a fairytale that makes sense for developer lobbyists to argue. But as a policymaker, that’s not a solution to affordability in San Francisco.”

“You’re effectively arguing for a trickle-down housing approach,” Preston said. “I think that’s a fairytale that makes sense for developer lobbyists to argue. But as a policymaker, that’s not a solution to affordability in San Francisco.”

Preston cites <a href="https://www.sfchronicle.com/business/article/San-Francisco-s-Proposition-I-tax-increase-on-15699780.php">Proposition I,</a> which he sponsored and which may raise as much as $176 million annually in revenue in its first three years, as an example of a sweeping policy that could actually make housing more affordable in the city. The tax, which was approved by voters in 2019, was sold as a pool of money to allow the city to buy housing units and manage them as part of a portfolio of affordable options.&nbsp;

Preston cites <a href="https://www.sfchronicle.com/business/article/San-Francisco-s-Proposition-I-tax-increase-on-15699780.php">Proposition I,</a> which he sponsored and which may raise as much as $176 million annually in revenue in its first three years, as an example of a sweeping policy that could actually make housing more affordable in the city. The tax, which was approved by voters in 2019, was sold as a pool of money to allow the city to buy housing units and manage them as part of a portfolio of affordable options.&nbsp;

Preston accused Mayor London Breed’s office of refusing to commit to use the funds for that purpose.&nbsp;

Preston accused Mayor London Breed’s office of refusing to commit to use the funds for that purpose.&nbsp;

“I think the board has taken the lead on fighting for affordable housing in particular and approving all kinds of housing,” Preston said. “The critics will attack nonstop and the mayor will accuse the board of being <a href="https://sfstandard.com/city-hall/breed-highlights-sfs-resilience-recovery-in-state-of-the-city-address/">obstructionist</a> over one CEQA appeal on one thing and say nothing about the thousands of units of housing both market-rate and affordable that the board approves without fanfare.”

“I think the board has taken the lead on fighting for affordable housing in particular and approving all kinds of housing,” Preston said. “The critics will attack nonstop and the mayor will accuse the board of being <a href="https://sfstandard.com/city-hall/breed-highlights-sfs-resilience-recovery-in-state-of-the-city-address/">obstructionist</a> over one CEQA appeal on one thing and say nothing about the thousands of units of housing both market-rate and affordable that the board approves without fanfare.”

One of Preston’s own constituents, UC Berkeley political science professor David Broockman, says the math belies those claims.&nbsp;

One of Preston’s own constituents, UC Berkeley political science professor David Broockman, says the math belies those claims.&nbsp;

In a <a href="https://nimby.report/preston">report</a> titled “Dean Preston’s Housing Graveyard,” compiled by Broockman, Vitor Bacetti and Alex Taylor, the researchers found that the supervisor has approved fewer than one home in his district per day since he took office. (Broockman made clear the report was a personal project and not part of his work at UC Berkeley.)

In a <a href="https://nimby.report/preston">report</a> titled “Dean Preston’s Housing Graveyard,” compiled by Broockman, Vitor Bacetti and Alex Taylor, the researchers found that the supervisor has approved fewer than one home in his district per day since he took office. (Broockman made clear the report was a personal project and not part of his work at UC Berkeley.)

Plummeting rents during the pandemic may be a signal&nbsp;

<h2 class="wp-block-heading">Plummeting rents during the pandemic may be a signal&nbsp;</h2>

<h2>Plummeting rents during the pandemic may be a signal&nbsp;</h2>

A key tenet of progressive housing policy is that building more market-rate housing will have little or no impact on rents or prices, especially for the city’s lowest-income residents—and can result in gentrification that ultimately raises prices for everyone.&nbsp;

A key tenet of progressive housing policy is that building more market-rate housing will have little or no impact on rents or prices, especially for the city’s lowest-income residents—and can result in gentrification that ultimately raises prices for everyone.&nbsp;

But a <a href="https://www.lewis.ucla.edu/research/market-rate-development-impacts/">research review</a> out of the UCLA Lewis Center for Regional Policy Studies on this very question found that adding more market-rate housing does in fact drive down prices. Not only that, new market-rate housing has a healthy “filtering” effect as new residents move in and vacate their more affordable homes, said researcher Shane Phillips, a co-author of the review.

But a <a href="https://www.lewis.ucla.edu/research/market-rate-development-impacts/">research review</a> out of the UCLA Lewis Center for Regional Policy Studies on this very question found that adding more market-rate housing does in fact drive down prices. Not only that, new market-rate housing has a healthy “filtering” effect as new residents move in and vacate their more affordable homes, said researcher Shane Phillips, a co-author of the review.

He compares the housing market to the used car market—where prices skyrocketed due to&nbsp;temporary supply constraints during the pandemic—to illustrate just how big an effect even small changes in supply can have on prices.&nbsp;

He compares the housing market to the used car market—where prices skyrocketed due to&nbsp;temporary supply constraints during the pandemic—to illustrate just how big an effect even small changes in supply can have on prices.&nbsp;

The pandemic also provided what scientists call a “natural experiment” on the impact of changes in demand on housing rents. San Francisco lost 6.7% of its population during the first 15 months of the pandemic, <a href="https://sfstandard.com/community/san-francisco-pandemic-population-decline-census/">according to census data</a>. During that time, asking rents in San Francisco plunged by as much as 25%.&nbsp;&nbsp;

The pandemic also provided what scientists call a “natural experiment” on the impact of changes in demand on housing rents. San Francisco lost 6.7% of its population during the first 15 months of the pandemic, <a href="https://sfstandard.com/community/san-francisco-pandemic-population-decline-census/">according to census data</a>. During that time, asking rents in San Francisco plunged by as much as 25%.&nbsp;&nbsp;

That’s not to say that building more affordable housing isn’t needed, Phillips said, or that the history of racist zoning in San Francisco and across the country shouldn’t be a factor in development. But it isn’t a zero-sum game.&nbsp;

That’s not to say that building more affordable housing isn’t needed, Phillips said, or that the history of racist zoning in San Francisco and across the country shouldn’t be a factor in development. But it isn’t a zero-sum game.&nbsp;

“The reality is there is a ton of land we could be building housing on, and the idea that blocking market housing from being produced is somehow benefiting affordable housing is just wrong,” Phillips said.&nbsp;

“The reality is there is a ton of land we could be building housing on, and the idea that blocking market housing from being produced is somehow benefiting affordable housing is just wrong,” Phillips said.&nbsp;

To Supervisor Rafael Mandelman, it’s not an either-or. He wants to see the board approve more market-rate housing and the city get better at executing on affordable housing initiatives. He says it’s his job as a supervisor to figure out how to increase density in the city while preserving neighborhood character.&nbsp;

To Supervisor Rafael Mandelman, it’s not an either-or. He wants to see the board approve more market-rate housing and the city get better at executing on affordable housing initiatives. He says it’s his job as a supervisor to figure out how to increase density in the city while preserving neighborhood character.&nbsp;

“We’re not going to meet our RHNA goals relying entirely on public subsidies,” Mandelman said, referring to the Regional Housing Needs Assessment, the housing goal passed down from the state.

“We’re not going to meet our RHNA goals relying entirely on public subsidies,” Mandelman said, referring to the Regional Housing Needs Assessment, the housing goal passed down from the state.

Market-rate developments in San Francisco have to offer somewhere between 15% and 25% affordable units, or provide offsetting funding for affordable housing; thus, many involved in the field say that building more affordable housing actually requires building more market-rate housing, too.

Market-rate developments in San Francisco have to offer somewhere between 15% and 25% affordable units, or provide offsetting funding for affordable housing; thus, many involved in the field say that building more affordable housing actually requires building more market-rate housing, too.

Harris, who has been working as an architect for 40 years, said slapping affordability requirements on small-scale projects ensures they won’t pencil out.&nbsp;

Harris, who has been working as an architect for 40 years, said slapping affordability requirements on small-scale projects ensures they won’t pencil out.&nbsp;

“There’s no economy of scale for (affordability minimums on) a two-unit building,” Harris said. “There’s no way you’re going to make up on one what you’re going to lose on the other.”

“There’s no economy of scale for (affordability minimums on) a two-unit building,” Harris said. “There’s no way you’re going to make up on one what you’re going to lose on the other.”

Showdown looms over state mandates

<h2 class="wp-block-heading">Showdown looms over state mandates</h2>

<h2>Showdown looms over state mandates</h2>

The board’s inaction on housing comes as big deadlines loom. Due in May 2023 is an updated “housing element” to the city’s general plan, which is required by the state. Crafted by the city’s planning department, it’s supposed to lay out how the city will manage its zoning and planning policies over the next eight years to assure sufficient housing.

The board’s inaction on housing comes as big deadlines loom. Due in May 2023 is an updated “housing element” to the city’s general plan, which is required by the state. Crafted by the city’s planning department, it’s supposed to lay out how the city will manage its zoning and planning policies over the next eight years to assure sufficient housing.

In a <a href="https://www.sfhousingelement.org/housing-element-2022-update-highlights">new draft</a> published March 25, the planning department recommends rezoning moves like removing density limits and increasing building height allowances in west side neighborhoods along key transit arteries—plus an effective fourplex bill—to get it done. The board now has little over a year to sign off on it.

In a <a href="https://www.sfhousingelement.org/housing-element-2022-update-highlights">new draft</a> published March 25, the planning department recommends rezoning moves like removing density limits and increasing building height allowances in west side neighborhoods along key transit arteries—plus an effective fourplex bill—to get it done. The board now has little over a year to sign off on it.

And the state has raised the stakes by a lot.&nbsp;

And the state has raised the stakes by a lot.&nbsp;

At the time of the last general plan in 2014, the state required the city to enable the construction of 28,869 units by the end of this year. Next year, that number shoots up to 82,000 by 2031.&nbsp;

At the time of the last general plan in 2014, the state required the city to enable the construction of 28,869 units by the end of this year. Next year, that number shoots up to 82,000 by 2031.&nbsp;

The state has also raised the <a href="https://abag.ca.gov/sites/default/files/documents/2021-06/Consequences%20of%20Non-Compliance%20with%20Housing%20Laws.pdf">penalties</a> for not meeting those targets.

The state has also raised the <a href="https://abag.ca.gov/sites/default/files/documents/2021-06/Consequences%20of%20Non-Compliance%20with%20Housing%20Laws.pdf">penalties</a> for not meeting those targets.

If San Francisco fails to allow the legally required housing, the state could cut funding for critical housing programs, freeze the city’s ability to issue permits and dole out financial penalties to the tune of up to $100,000 per month. The board’s recent action in rejecting a 495-unit apartment complex proposed for an empty lot on Stevenson Street is already <a href="https://sfstandard.com/housing-development/san-francisco-scrambles-to-prep-for-lawsuits-after-rejecting-800-new-housing-units/">under scrutiny by the state</a>.

If San Francisco fails to allow the legally required housing, the state could cut funding for critical housing programs, freeze the city’s ability to issue permits and dole out financial penalties to the tune of up to $100,000 per month. The board’s recent action in rejecting a 495-unit apartment complex proposed for an empty lot on Stevenson Street is already <a href="https://sfstandard.com/housing-development/san-francisco-scrambles-to-prep-for-lawsuits-after-rejecting-800-new-housing-units/">under scrutiny by the state</a>.

But even though the city has just a year to pass a long-term housing plan that will satisfy the state, the board appears to be moving in the other direction, as illustrated by the pairing of bills put forth earlier this year.&nbsp;

But even though the city has just a year to pass a long-term housing plan that will satisfy the state, the board appears to be moving in the other direction, as illustrated by the pairing of bills put forth earlier this year.&nbsp;

The first would create a “special use district” in Chinatown and the Tenderloin to prohibit some types of housing where common spaces and kitchens are shared among residents, proposed by Peskin. He says the two areas lack diverse housing options, and that the city’s west side should take on more of a responsibility for building dense housing.&nbsp;

The first would create a “special use district” in Chinatown and the Tenderloin to prohibit some types of housing where common spaces and kitchens are shared among residents, proposed by Peskin. He says the two areas lack diverse housing options, and that the city’s west side should take on more of a responsibility for building dense housing.&nbsp;

Peskin’s office declined multiple requests for comment for this story.&nbsp;

Peskin’s office declined multiple requests for comment for this story.&nbsp;

But under a <a href="https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB330">state law</a> passed in 2019, the bill could be considered a “downzone,” and under state law could be illegal if it’s not balanced by an equal and opposite “upzone.”&nbsp;

But under a <a href="https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB330">state law</a> passed in 2019, the bill could be considered a “downzone,” and under state law could be illegal if it’s not balanced by an equal and opposite “upzone.”&nbsp;

So to avoid any lawsuits, the city attorney’s office recommended Peskin pair it with a different piece of legislation also in the works.&nbsp;

So to avoid any lawsuits, the city attorney’s office recommended Peskin pair it with a different piece of legislation also in the works.&nbsp;

That’s Mandelman’s fourplex bill, which is coming back in front of the committee on Monday. It would allow up to four units on any lot currently zoned for single-family homes and up to six units on corner lots and is a way of creating <a href="https://www.sfchronicle.com/politics/article/San-Francisco-may-embrace-fourplexes-while-16978947.php#:~:text=SB9%2C%20which%20took%20effect%20Jan,to%20get%20a%20building%20permit.">a specialized local version of</a> the new state law on limiting single-family zoning.&nbsp;&nbsp;

That’s Mandelman’s fourplex bill, which is coming back in front of the committee on Monday. It would allow up to four units on any lot currently zoned for single-family homes and up to six units on corner lots and is a way of creating <a href="https://www.sfchronicle.com/politics/article/San-Francisco-may-embrace-fourplexes-while-16978947.php#:~:text=SB9%2C%20which%20took%20effect%20Jan,to%20get%20a%20building%20permit.">a specialized local version of</a> the new state law on limiting single-family zoning.&nbsp;&nbsp;

Most pro-housing groups, and even Breed, are lining up behind Mandelman’s fourplex proposal because it doesn’t have any affordability requirements, unlike the alternative fourplex bills proposed by Supervisors Gordon Mar and Ahsha Safaí. But even supporters are skeptical that much new housing will result.

Most pro-housing groups, and even Breed, are lining up behind Mandelman’s fourplex proposal because it doesn’t have any affordability requirements, unlike the alternative fourplex bills proposed by Supervisors Gordon Mar and Ahsha Safaí. But even supporters are skeptical that much new housing will result.

“I would like us to send out the most robust version of fourplex,” Mandelman said after the committee hearing in early March. “And I am a little concerned based on the conversation here that there is going to be tinkering. The question is, is there going to be watering down?”

“I would like us to send out the most robust version of fourplex,” Mandelman said after the committee hearing in early March. “And I am a little concerned based on the conversation here that there is going to be tinkering. The question is, is there going to be watering down?”

If the board’s recent history is a guide, the answer is likely to be yes.

If the board’s recent history is a guide, the answer is likely to be yes.

Disclosure: Michael Moritz, a venture capitalist who provided the financial backing to launch The Standard, donated $40,000 to YIMBY Action in 2020. Moritz is not involved in The Standard’s editorial decisions.

Disclosure: Michael Moritz, a venture capitalist who provided the financial backing to launch The Standard, donated $40,000 to YIMBY Action in 2020. Moritz is not involved in The Standard’s editorial decisions.

Housing shell game: Supes’ latest actions set to slow new housing as state mandates loom

Leo Cooperband

A fiercely contested housing proposal in the Sunset District moved forward at the San Francisco Board of Supervisors on Wednesday with the approval of a $14.3 million loan to support the project.&nbsp;

A fiercely contested housing proposal in the Sunset District moved forward at the San Francisco Board of Supervisors on Wednesday with the approval of a $14.3 million loan to support the project.&nbsp;

The Board’s Budget and Finance Committee voted to approve the loan for the seven-story, 100% affordable development at 2550 Irving Street that has sparked debate in and around the neighborhood for months. The loan, which is instrumental in ensuring further financing for the project, will advance to the full Board of Supervisors for a final vote.&nbsp;

The Board’s Budget and Finance Committee voted to approve the loan for the seven-story, 100% affordable development at 2550 Irving Street that has sparked debate in and around the neighborhood for months. The loan, which is instrumental in ensuring further financing for the project, will advance to the full Board of Supervisors for a final vote.&nbsp;

2550 Irving would be the first entirely affordable housing development of its kind in the Sunset District.

2550 Irving would be the first entirely affordable housing development of its kind in the Sunset District.

<figure class="wp-block-image"><img src="https://lh6.googleusercontent.com/LaAay2r2Z-F3GBlbMUd2q1kaqfmfq7xcDXJbPMAcTvws6XnUQixlQvif5pIMqyQmewGKhgdh1npmfIYGV2r2jSjILI0AmkhhABOiDEiujh0zMZSsZIUuEAuwo7NizK2xlv5NNqL7" alt=""/><figcaption>The Police Credit Union at 2550 Irving St. is the proposed site for a 98-unit affordable housing project in the Sunset. | Photo by Camille Cohen</figcaption></figure>

core/image

<figure class="wp-block-image"><img src="https://lh6.googleusercontent.com/LaAay2r2Z-F3GBlbMUd2q1kaqfmfq7xcDXJbPMAcTvws6XnUQixlQvif5pIMqyQmewGKhgdh1npmfIYGV2r2jSjILI0AmkhhABOiDEiujh0zMZSsZIUuEAuwo7NizK2xlv5NNqL7" alt=""/><figcaption>The Police Credit Union at 2550 Irving St. is the proposed site for a 98-unit affordable housing project in the Sunset. | Photo by Camille Cohen</figcaption></figure>

At Wednesday’s meeting, dozens of callers voiced support for the development, saying it was sorely needed to address rising unaffordability and housing instability for working-class and lower-income families. Of the 98 proposed units, half are targeted specifically at families earning between $27,000 and $102,000 annually.&nbsp;&nbsp;

At Wednesday’s meeting, dozens of callers voiced support for the development, saying it was sorely needed to address rising unaffordability and housing instability for working-class and lower-income families. Of the 98 proposed units, half are targeted specifically at families earning between $27,000 and $102,000 annually.&nbsp;&nbsp;

“I believe that affordable housing is the solution to combat the homelessness situation in the city,” said Julie Fong, who described herself as a Sunset resident and third-generation San Franciscan. “We have become a city with a reputation for unhoused people that we have more than enough power to help&#8230;please do the right thing.”&nbsp;&nbsp;

“I believe that affordable housing is the solution to combat the homelessness situation in the city,” said Julie Fong, who described herself as a Sunset resident and third-generation San Franciscan. “We have become a city with a reputation for unhoused people that we have more than enough power to help...please do the right thing.”&nbsp;&nbsp;

“I believe that affordable housing is the solution to combat the homelessness situation in the city,” said Julie Fong, who described herself as a Sunset resident and third-generation San Franciscan. “We have become a city with a reputation for unhoused people that we have more than enough power to help&#8230;please do the right thing.”&nbsp;&nbsp;

Opponents of the project cited a range of concerns: the impact on parking and congestion, a loss of sunlight, a lack of aesthetic appeal to the surrounding neighborhood and a toxin called Tetrachloroethene—common at former dry cleaning sites—which was found during an environmental review.&nbsp;

Opponents of the project cited a range of concerns: the impact on parking and congestion, a loss of sunlight, a lack of aesthetic appeal to the surrounding neighborhood and a toxin called Tetrachloroethene—common at former dry cleaning sites—which was found during an environmental review.&nbsp;

<figure class="wp-block-image"><img src="https://lh5.googleusercontent.com/Y_zroDBUuQM-DPU61a4gPuQYFhmw1gUUfkUGMyd6hBJpovetzXLYvRNtlVNsQ5ubNvrMrF73uVIL-MVC5QKzCkj956BMIi7qs9mrbGwZ-0ECLdZMZ1lylLqwSwGCWYstX-S8sw71" alt=""/><figcaption>Robert Ho shares his concerns about the 2550 Irving St. affordable housing project on July 10, 2021. Sunset District community members gathered inside the Way Mei School to discuss affordable housing. | Photo by Camille Cohen</figcaption></figure>

The developer, Tenderloin Neighborhood Development Corporation (TNDC), plans to acquire the site using loans from the city and other financiers and develop the 2550 Irving housing project over the next several years. A two-story, vacant building will be demolished and replaced with the seven-story, multifamily complex at a total cost of $94,064,992, or nearly $1 million per unit.&nbsp;

The developer, Tenderloin Neighborhood Development Corporation (TNDC), plans to acquire the site using loans from the city and other financiers and develop the 2550 Irving housing project over the next several years. A two-story, vacant building will be demolished and replaced with the seven-story, multifamily complex at a total cost of $94,064,992, or nearly $1 million per unit.&nbsp;

“Overall, for family housing the total development costs will be higher than a project for just single individuals because of the greater amount of bedrooms,” said Amy Chan, a director at the Mayor’s Office of Housing and Community Development, in response to questions about the seemingly high sticker price.&nbsp;&nbsp;&nbsp;

“Overall, for family housing the total development costs will be higher than a project for just single individuals because of the greater amount of bedrooms,” said Amy Chan, a director at the Mayor’s Office of Housing and Community Development, in response to questions about the seemingly high sticker price.&nbsp;&nbsp;&nbsp;

As part of the pre-development process, land developers must also conduct an environmental review of the site, disclose any potentially harmful chemicals and come up with a plan for containment or remediation. Discovery of toxins is common in housing development, and in California, developers submit remediation plans for review to the California Department of Toxic Substances Control (DTSC) for approval. TNDC expects that its remediation plan, which involves simply wrapping any toxic elements with safe materials, will satisfy any regulatory requirements.&nbsp;

As part of the pre-development process, land developers must also conduct an environmental review of the site, disclose any potentially harmful chemicals and come up with a plan for containment or remediation. Discovery of toxins is common in housing development, and in California, developers submit remediation plans for review to the California Department of Toxic Substances Control (DTSC) for approval. TNDC expects that its remediation plan, which involves simply wrapping any toxic elements with safe materials, will satisfy any regulatory requirements.&nbsp;

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