A Better Plan

petition1
SF NEEDS A BETTER PLAN sign the petition to let them know how you feel. State bills are in the works to bring this back even though it may be dead for now. CSFN page with History is here: http://csfn.net/mari/CSFN_Home.html
more history here:  https://discoveryink.wordpress.com/sf-actions/a-better-plan/ahb-history/

[Planning Code – Affordable Housing Bonus Programs] as of today:
http://www.sf-planning.org/ftp/files/plans-and-programs/planning-for-the-city/ahbp/AmendedAffordableHousingBonusProgramLegislation_1.28.16.pdf

Most of us want to preserve San Francisco but disagree on how to do that.  Many of us feel the changes are coming too fast too soon and we need a time out. Nothing City Hall has done so far has protected residents, artists and small businesses in San Francisco. Already the state has passed a plan to incentivize developers to build more dense housing, using the transportation corridors as their excuse.

Now City Hall wants to offer even greater incentives through a new plan called the Affordable Bonus Housing Project. (described below), They are attempting to go further than the state requirements, which they have been meeting by setting up special use districts, like 5M. Most of us are familiar with these. This plan does nothing for anyone accept the developers while it expands dense housing across the entire city.

Many questions remain to be answered about this “affordable housing”. The Supervisors passed one piece of legislation related to the plan that requires at least 40% of the affordable housing produced be made available to displaced residents within their districts. How much will these units cost and will they be under rent control? What happens to the other displaced residents? Who will qualify for the other 60% of affordable? What does affordable mean and affordable to whom? How will this program effects neighborhoods and neighbors? A concerned citizen created this presentation to express his concerns over probably impacts on older predominately low-rise neighborhoods: AHBP Outcomes

We do not feel that this is a humane or sustainable approach to solving the problem, but will exacerbate it, throwing more of people out of their homes. IF YOU AGREE SIGN OUR PETITION:
WE NEED ANOTHER PLAN

People are setting up meetings in their neighborhood to discus how the plan will effect them and determine what to do. The Planning Commission has paused this to give themselves and the public time to study the proposals.

Some Amendments may be made during the public comments phase. Please watch for notices of these and check with this link for updates on the CSFN website as the Neighborhood groups attempt to keep up with changes and alterations to the plan as they come up: http://www.csfn.net/

District 1 Richmond District:
Part 1 – Planning Dept. presentation: https://www.youtube.com/watch?v=zanz8DgRR_o 
Part 2 – Community input : Peter Cohen, Jason Jungreis https://www.youtube.com/watch?v=ozlWIO5O1YM
Part 3 – Audience Question and Answer: https://www.youtube.com/watch?v=7Cq8Go8wPa4

District 1: (second meeting)  January 23, 2016, Richmond Recreation Center
Part 1:  https://www.youtube.com/watch?v=Rmyw5B755JE&feature=youtu.be   Introduction and Supervisor Eric Mar
Part 2: [not loaded]
Part 3: https://www.youtube.com/watch?v=bq4qmYPHB-k&feature=youtu.be   – Planning Department Presentation with some Q and A.
Part 4:  https://www.youtube.com/watch?v=4ZEatPDb82Q  Peter Cohen, Angelica Cabande
Part 5:  https://www.youtube.com/watch?v=Y_5jlBCaDlY    Peter Cohen, Angelica Cabande, Kearstin Dischinger, more  Q and A.

District 2 – Marina District:
Part 1 – Introduction (Supervisor Farrell, SF Planning Dept):  https://www.youtube.com/watch?v=Eg5OpA8kiuw&feature=youtu.be
Part 2 – Presentation with some Community Q and A:  https://www.youtube.com/watch?v=DO26Rsmm-w4
Part 3 – Community Q and A:  https://www.youtube.com/watch?v=1KHXBvVG2aU&feature=youtu.be
Part 4:  Community Q and A:  https://www.youtube.com/watch?v=qpZdRTX5xXg&feature=youtu.be

District 3:  January 14, 2016
Part 1:  https://www.youtube.com/watch?v=oSh851jES-g
Part 2:  https://www.youtube.com/watch?v=b0LZsoQPVBQ&feature=youtu.be
Part 3:  https://www.youtube.com/watch?v=jw3NRh5pYFo

Links to videos from the Sunset Community meeting in District 4:
Part 1 https://www.youtube.com/watch?v=oyIzNBQScX0
Part 2 https://www.youtube.com/watch?v=85ic2LVgQdM
Part 3 https://www.youtube.com/watch?v=Zz4PIWXsj8o

Links to videos from the District 5 meeting:
Part 1:  https://www.youtube.com/watch?v=x8cDUu8bjgA&feature=youtu.be   Introduction by D 5 legislative aide
Part 2:  https://www.youtube.com/watch?v=pw-kFn3C0yE&feature=youtu.be  Planning Department presentation  with some audience Q and A
Part 3:  https://www.youtube.com/watch?v=dZNq3QBzqFM&feature=youtu.be  public Q and A

SF Planning at SPUR:
Part 1:  https://www.youtube.com/watch?v=SX2pr3-IsjQ&feature=youtu.be  – presentation (see Powerpoint attached for the SF Planning Department section of the presentation)
Part 2:  https://www.youtube.com/watch?v=3_QUWmbYdiM&feature=youtu.be  – Q and A

These are the latest files sent via Sunshine request. They are big files.
http://www.sf-planning.org/ftp/files/plans-and-programs/planning-for-the-city/ahbp/AHBP_Nov5_Planning_Commission_Presentation.pdf

http://www.sf-planning.org/ftp/files/plans-and-programs/planning-for-the-city/ahbp/ahbp_memotoCPC_2014-001503PCA.pdf

IF YOU AGREE SIGN OUR PETITIONWE NEED ANOTHER PLAN

The State Bonus Density Law has resulted in such disturbing concepts as:  400-square-foot-two-bedroom units. For on-site servants, large pets or robots? We have heard about the bunk beds some are renting out.

How much smaller will the units get if San Francisco passes this plan that would expand the concept of per unit bonuses? Affordable Housing Bonus Program

THE PLANNING DEPARTMENT SOLUTION: The plan is simple. Landowners who elect to build affordable units on their properties will be allowed to build higher and denser housing on their lots. As they add more affordable units their height and density may go up.

Do you want your neighbor building a taller denser building next door in violation of current planning rules, taking advantage of this program, blocking out sunlight, intruding upon your privacy and encroaching on your back yard, bringing more cars and traffic to your neighborhood? If this goes through you will lose control of your neighborhood and streets.
These projects may by-pass the Planning Commissioner hearings and your only option may be to appeal or sue.

THE AFFORDABLE HOUSING BONUS PROGRAM IS PLANNED FOR THE ENTIRE CITY: Areas included in the Affordable Housing Bonus Program would expand to neighborhoods that have been untouched by the rush to build up until now. The plan is to remove all restrictions from limitations on developers as fast as possible. The maps show intrusions into every neighborhood, from the Ocean to the Bay.

The Affordable Housing Bonus Program (AHP) would allow developers to build two stories taller than they’re allowed in designated residential districts in exchange for adding additional affordable units. The “bonuses” could include reductions in rear yard open space, air and light exposure, heights, parking, e.g. A 100% affordable housing project could get a bonus of 3 stories higher than current zoning. For a real good picture of the projects, and how they would effect your neighborhood, see the David Baker Residential Density Bonus Study.

FAST-TRACKING: We are alarmed by plans to fast-track this through the legislature without proper public comment or approval of the neighborhoods effected by these major changes in City Zoning Codes. http://www.sf-planning.org/AHBP

LACK OF PUBLIC INPUT: The Affordable Housing Bonus Program (AHP) was designed by the City Planning Department in conjunction with some affordable housing advocates over the last 18+ months, but most neighborhood groups and residents were left out of the process.

LACK OF NOTICE: No notice was given about the Mayor’s Affordable Housing Bonus Program to citizens who are signed up to get such notice; and no property owners have been mailed any notices regarding this new plan.

Citizens first became aware of the program when this article was posted on BizJournals.com August 11, 2015. http://www.bizjournals.com/sanfrancisco/blog/real-estate/2015/08/big-s-f-zoning-changes-could-html?s=print

NO EIR REQUIRED: No full EIR is planned for program; instead, the EIR will rely on the 2014 Housing Element EIR, seen as “legally defensible.”

Links to details are they emerge: httL://www.sf-planning.org/AHBP

MAPS :  

New map that appears to indicate “soft spots”: Affordable Housing Bonus Program Web Map http://sfgov.maps.arcgis.com/apps/PublicInformation/index.html?appid=e3fbe74b746a448b8622daaba65649d1

Under Current Priority Development Areas

PDAMap

Under Proposed Affordable Housing Bonus Program (AHBP)

AddedAreas

Under the Transportation Priority Areas Plan

TPAmap

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8 thoughts on “A Better Plan

  1. Pingback: 400-Square-Foot Two-Bedrooms Proposed, Planning Has Concerns | SF CEQA

  2. Pingback: SF Needs a Better Plan | Grassroots Actions

  3. Pingback: The Gentrification of our Livelihoods: Everything Must Go… | Beaux Artists

  4. Pingback: San Francisco AFFORDABLE HOUSING BONUS PROGRAM | SF CEQA

  5. 1) This legislation is very complex and should not be fast-tracked.
    2) Public outreach has been inadequate and more time is needed for review and comment.
    3) The impact of this program on transit must be carefully considered, especially
    increasing housing density before increasing transit capacity.
    4) Protections must be strengthened to prevent demolition of existing mid-block
    6-unit buildings and any RH1/RH2 lot merging with variances for the construction of new 6 to 8-story buildings on blocks with smaller 2 to 3-story homes.

    Nora Blay
    156 6th Avenue

    Liked by 1 person

  6. Pingback: Residents alarmed by program encouraging density in residential developments | Grassroots Actions

  7. Pingback: We received more than 55,000 votes! | CAN CALENDAR

  8. Pingback: The Housing Wars Hit the Beach | Grassroots Actions

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