Affordable Housing Archives — Page 13 of 27 — San Francisco Bay Guardian Archive 1966

CCDC, the Central Subway, and media manipulation (?)

Sasha Cuttler And Mary Magee

September 28, 2011

CCDC, the Central Subway, and media manipulation (?)

I talked for some time yesterday with Gen Fujioka, an attorney at the Chinatown Community Development Center (CCDC), about an editorial he wrote criticizing a San Francisco Chronicle story revealing stunningly high payments to CCDC for subcontracting work on the Central Subway. (A better read, we must say, than Randy Shaw’s whining about how he’s a real journalist, he really really is, and it’s a grave injustice that someone denied him a press release.)

Fujioka claimed that the Chronicle had used fuzzy math, saying the per-hour breakdown of payments to the affordable housing nonprofit were lower in reality than the apalling $750 fee reported in the Chron. He said the management meetings listed in the purchase order actually took eight or nine hours per week to prepare for, which would bring the hourly payment closer to $102 an hour, which still strikes us as kind of steep.

Fujioka also took issue with the Chron’s report that CCDC received $25,000 for holding a single meeting.

We asked the city to send us the documents so we could have a look for ourselves. The $25,000 piece refers to two payments listed under “community relations / public outreach management” on the purchase order for CCDC’s subcontracting work with the Central Subway Partnership. CCDC, which is engaged in affordable housing work, will work with low-income tenants who will be uprooted and relocated as a result of Central Subway construction.

Essentially, the city paid CCDC $15,000 to “plan, coordinate, and implement Chinatown community briefings in cooperation with the San Francisco Municipal Transportation Agency (SFMTA),” plus another $10,000 to “collect and analyze input from community briefings, provide written report of recommendations, implement and support staff and social media at 821 Howard.” Next to each of those items is listed “Quantity: 1.” This seems to explain why the Chron reported that the combined payments were $25,000 for one meeting — the first payment was apparently to plan and host the meeting, while the second seemed to be for processing information gleaned from it.

Fujioka stressed that the description referred to briefings, plural, and that the item “is not one meeting — it’s one of that set of activities. The quantity is not ‘1.’ It’s the category of work.”

Other items on the purchase order, which totaled $410,500, show that the affordable housing nonprofit received $8,000 per month to develop and staff a Central Subway Development liason to publicize the transit project and create informational workshops, $35,000 to develop and implement an outreach plan for Chinese-language media, $95,000 to work with the SFMTA to create a public process for coordinating the design of the Chinatown station and transit-oriented development, and $10,000 to “attend meetings for and provide support services to Chinatown Public Art Plan.”

Fujioka claimed the article was an example of the media being used by one mayoral campaign to attack another, and hinted in his editorial that there was some kind of coordinated media campaign against his nonprofit.

The Chron story spurred a press conference by mayoral candidate and Sen. Leland Yee on Monday, who said he was submitting a request for all correspondence between CCDC, Chinatown power broker Rose Pak, and the mayor’s office in light of this information to pin down all instances of waste and abuse relating to the Central Subway. (Of course, he might want to look beyond CCDC — while the nonprofit may have ties with Lee and Pak, you can be sure that Aecom, the general contractor which has already secured multiple city contracts worth millions of dollars, is doing alright for itself in the Central Subway deal too.) Sources from Yee’s campaign told the Guardian that the senator might hold another press conference if he doesn’t get all the information he asked for, but Lee spokesperson Tony Winnicker told me on Monday that the information would be released “within hours.”

Meanwhile, there’s another interesting tidbit buried in this whole flap. The Chron ran a photograph with its article showing a chalkboard at CCDC offices depicting a power map of the city, with Mayor Ed Lee’s name appearing at the top as interim mayor. The caption said the snapshot was taken before Lee was appointed — which would suggest that CCDC had prior knowledge that Lee would be tapped to serve as caretaker mayor. Yet Fujioka claimed the photo was really taken after Lee had already been installed, and said the drawing was simply “a power map of the city, with the new mayor.” There was no timestamp on the grainy photo, so it’s impossible to verify.

So who’s the mystery photographer? The Chron lists it as an anonymous source.

Someone from Herrera’s camp told me that she’d heard rumors the photo was submitted by a “mole from Leland’s camp.” However, a source in Yee’s camp blatantly rejected that idea, telling me he was certain that it didn’t come from anyone working on Yee’s campaign — and had confirmation from campaign manager Jim Stearns to that effect.

Fujioka didn’t name the source, but said he was pretty sure he knew who it was. “We have a pretty strong suspicion it was a visitor to our office who happened to be there on behalf of a developer who was trying to promote a project,” he said. “He actually is a supporter of one of the other candidates.”

Occupy Wall Street comes to SF

Sasha Cuttler

September 28, 2011

234

View our full coverage of the OccupySF movement here.

As the Occupy Wall Street demonstration enters its 12^th day in New York City – and as progressive activists protest in cities across the country – Bay Area residents are preparing for a mass mobilization on the streets of San Francisco tomorrow afternoon (Thurs/29), targeting financial institutions and other entities that they blame for the economic plight of the average American.

While the mainstream media has alternatively tried to ignore the uprising or scoffed at its wide range of complaints, the activists involved say it boils down to the powerful doing well at the expense of the powerless, and actively widening that divide. And the manifestations are many: layoffs and employee benefit cuts by profitable corporations, a worsening foreclosure crisis and lack of affordable housing, small businesses that can’t get access to capital, political corruption that scuttled real fiscal reforms, deep cuts to government services made worse by the right-wing’s refusal to tax rich corporations and individuals, shady corporate tax avoidance schemes, an education system under assault, refusal to seriously address global warming and economic injustice, and a litany of problems created by the same small group of power brokers.

“It’s along the lines of saying: Look, these people are screwing us in every way they can,” Alysabeth Alexander, the political director of Servie Employees International Union Local 1021, told us.

That union and many others are part of the broad coalition – a group that includes university students, social service providers, religious leaders, economic justice advocates, the online collective Anonymous, and others – that is organizing tomorrow’s protests in San Francisco, which will peak between 3-6 pm at selected targets around the Financial District, such as Bank of America, Wells Fargo, Chase, and Goldman Sachs.

“Big banks crashed our economy and destroyed our communities. Budget cuts threaten our schools, libraries, and social services. We bailed out the banks. Now they need to pay,” organizers wrote in an event invite on Facebook.

One of those organizers is Sarah Page, who has been helping coordinate various Occupy San Francisco events, which begin tomorrow with a 7:30 am “wake-up call” at the “night camp” at Steuart Street near Embarcadero and continue through a 4 pm demonstration outside the Federal Reserve Building and into the evening.

Her group’s week of protest began last Saturday with a General Assembly in Union Square and will end with another one there this Saturday at noon. “There’s more people camping and they’ve gotten very organized. Every day it seems like there’s more people showing up,” she told us. “There aren’t really leaders, the people at the camp are really organizing themselves.”

The week of protests, dubbed the Refund California Week of Action, has also been organized and chronicled by the website Make Banks Pay California, which says that this week’s protests throughout the Bay Area will be followed up next week by protests in Los Angeles.

Will the protests that began on Wall Street and trickled into cities around the country catch fire in the same way those in the Arab Spring have? I suppose that depends on who shows up and what happens tomorrow. But we at the Guardian will be out on the streets, chronicling the action with words and images here and tweets here or here, so follow along or join the moment.

Yael Chanoff contributed to this report.

On Guard

Jesse Hawthorne Ficks

September 27, 2011

news@sfbg.com

FRAUD OR ‘FAKED FACTS’?

“The only thing I care about,” Sen. Leland Yee proclaimed at a press conference outside City Hall Sept. 26, “is the Central Subway.”

The mayoral candidate called the press conference to announce that he wants the high-profile Chinatown transit project to move forward — yet he has concerns that it could be jeopardized by recent revelations of apparent waste, fraud, and abuse relating project contracts.

Yee announced he’d submitted a public records request to Mayor Ed Lee’s office, asking the interim mayor and candidate to turn over “all correspondence between the Mayor’s Office or the City Administrator’s Office and CCDC or powerbroker Rose Pak.”

The media event was prompted by reports in the San Francisco Chronicle revealing that the Chinatown Community Development Center (CCDC), an affordable housing nonprofit and Central Subway subcontractor closely aligned with Lee, had received about $750 per hour to attend project meetings, $578 per visitor for outreach, and $25,000 to host a single community meeting, figures he rattled off during the press conference.

“Those are the kinds of abuses, those are the kinds of mismanagement that has been going on, and we really need to put a stop to that,” Yee said, adding, “We now have a chance of derailing the Central Subway. And I, for one, am going to do everything that I can to ensure that the Central Subway, in fact, is built. But we cannot do that when you have these kinds of golden chairs, these kinds of waste and abuse … So what we are now asking is just simply the right of the public to know what’s been happening.”

Reached by phone, Rev. Norman Fong, who will replace outgoing CCDC executive director Gordon Chin in October, said he was concerned that his nonprofit organization — which has a mission of building affordable housing for low-income residents — had become a target for mayoral candidates looking to score political points. “I’m learning that politics is dirty,” he said.

Asked about the exorbitant payments to CCDC highlighted in the Chronicle, Fong said, “they’re all lies.” He pointed to a response penned by CCDC attorney Gen Fujioka in the local political blog Beyond Chron, charging that the numbers were inaccurate or distorted and taking San Francisco’s paper of record to task for what he deemed “faked ‘facts.'”

Yet it was tough to discern independently whether the math was fuzzy without the documents in hand. Recognizing this, Fong said his organization planned to address the issue publicly on Sept. 28 and make contract documents available on its website. “CCDC wants to be totally transparent,” he said. “We have nothing to hide.”

Meanwhile, Yee and CCDC aren’t the only ones at odds when it comes to discussing the finer points of the Central Subway deal.

On Sept. 19, retired Judge Quentin Kopp, a Central Subway opponent, mailed a letter to the Little Hoover Commission, an independent state oversight agency, urging it to conduct an audit of the use of state funds allocated to the Central Subway. Kopp cited an annual cost increase of $15.1 million (according to the Federal Transportation Administration) to San Francisco Municipal Transportation Agency (SFMTA) operations, increased travel times, and a dramatic decrease in projected ridership to back up his argument that “the project makes no sense from either a transportation or financial standpoint; it will result in a continuing waste of funds and inappropriate expenditures.”

Yet when the Guardian asked SFMTA chief Ed Reiskin in a recent interview to address these concerns, Reiskin responded as if this assessment was news to him. “I’m not sure what the discrepancies are that you’re talking about,” he said. “We have a lot more people who are going to be living along that corridor, and as you know with the Stockton bus we’re beyond capacity. So if it were going to cost $15 million more — which I don’t believe is correct — this is investment that we need to make.” (Rebecca Bowe)

LIFE AFTER DEATH

The state of Georgia killed a man who is quite possibly innocent last week, pushing the debate over the death penalty back onto the front pages. Well, some front pages — the execution of Troy Davis made page one of the New York Times, but was buried inside the San Francisco Chronicle.

Which is odd, because here in San Francisco, the death penalty is moderately big news: Nearly all of the candidates for district attorney are proclaiming how immoral, expensive, and ineffective it is.

In fact, if the change in attitude among San Francisco prosecutors in any indication, public sentiment on ending the barbaric practice may be shifting in the right direction.

Consider this: In 1999, three major candidates sought the office of D.A.: Former Supervisor (and defense lawyer) Terence Hallinan, veteran prosecutor Bill Fazio and Deputy Public Defender Matt Gonzalez. Hallinan was a death penalty foe, but was pretty quiet about it; he and Fazio wound up in a runoff, and Fazio asked Gonzalez to endorse him. Gonzalez told us he asked Fazio one question: Will you promise never to seek the death penalty? Fazio hemmed and hawed, but refused to make that promise. Hallinan won.

Today, candidate David Onek has made opposition to executions a centerpiece of his campaign. Fazio is loudly proclaiming his opposition to the death penalty. So is incumbent and former Police Chief George Gascon, who told us that he will never file capital charges (not even in the case of the murder of a police officer) and wants the death penalty repealed.

Maybe were getting somewhere. (Tim Redmond)

AFTER THE DEAL

During the debate earlier this year over giving big tax breaks to Twitter and other companies that create jobs in the Mid-Market and Tenderloin neighborhoods — an initiative pushed primarily by Mayor Ed Lee, his Office of Economic and Workforce Development, and Sups. David Chiu and Jane Kim — critics called the deal a wasteful giveaway that mostly benefited commercial landlords and rich corporations.

Not so, said advocates of the deal, touting the community benefits agreements (CBAs) that Twitter and other companies would be forced to enter into. They said it was all about keeping Twitter in town and eliminating the vacant storefronts in the Mid-Market area. And when City Economist Ted Egan said creating a punitive fee on vacant commercial properties would be more effective at that goal than tax breaks, Kim announced her intent to carry that legislation.

Later, Sup. David Campos — who voted against the Twitter deal, along with Sups. John Avalos and Ross Mirkarimi — also endorsed the idea and said he wanted to help Kim move it forward.

There were meetings and reports on the legislation, including a 15-page analysis by the Budget and Legislative Analyst’s Office in June that looked at how other cities have similar ordinances and how it would work here. It estimated that charging the owners of vacant commercial buildings (there are at least 77 in San Francisco, half of them owned by banks) could raise about $1.8 million per year (or as much as $17 million if we used Washington DC’s model of very steep fines), in addition to encouraging the owners to fill the buildings with tenants.

But then, the idea was quietly abandoned for the year. “The Budget Analyst and City Attorney determined that this change would need to go to the voters. The Revenue Coalition and neighborhood stakeholders decided not to pursue this legislation for the November 2011 ballot,” Kim legislative aide April Veneracion wrote to the Guardian.

She told us by phone that the decision was the consensus of a working group that included critics of the Twitter deal such as Coalition on Homelessness director Jennifer Friedenbach and SEIU Local 1021 Political Director Alysabeth Alexander. But Alexander says she’s still very supportive of the idea, as well as a fee to cover city costs on foreclosed properties.

“It’s still a high priority for our union,” Alexander told us, saying it was her understanding that Kim’s office didn’t get the required legal analysis back from the City Attorney’s Office in time to qualify for the ballot. But a review of documents under the Sunshine Ordinance turned up drafts of that analysis from as early as May 16, well in advance of the deadline for getting on this year’s ballot.

Veneracion (speaking for Kim, who refuses to talk to the Guardian) said the ordinance might end up on next year’s ballot: “We want to continue to pursue this.”

And what about Twitter’s CBA? Well, after initially saying publicly that the CBA must be in place before the legislation was approved, Kim decided to move the legislation forward anyway, saying the CBA would be completed imminently.

But that CBA still isn’t anyway close to completion, and it probably won’t be inked until later next year. OEWD Director Jennifer Matz said the final legislation doesn’t require the CBA until companies apply for the tax exclusion, which in Twitter’s case will be around November 2012.

“When they apply, that triggers the need for a community benefits agreement,” Matz told us. If only measures that benefited the city and its residents moved as rapidly through City Hall as those that benefit big corporations. (Steven T. Jones)

LA MISION. PRESENTE.

It felt as if, in the words of one observer, the entire San Francisco left was on hand Sept. 25 for a memorial service for Eric Quezada, the Mission District organizer and community leader who died Aug. 24 after a long battle with cancer. He was 45.

The speakers talked of his life as an activist, a hell-raiser, a champion soccer player, and a devoted father. But they also talked of the community he defended all these years — about the part of the Mission that doesn’t eat fancy tapas and sip $12 martinis on Valencia Street, the folks who fought displacement during the dot-com boom and fight every day for affordable housing, immigrant rights, tenant protections, and limits on speculation and gentrification. That Mission was his life’s work. Long may it survive.

The family needs help with medical expenses — and also to help with the education of Eric’s daughter, Ixchel. Contributions can be made at www.missionassetfund.org/ixchel or mailed to 470 Columbus Ave., Suite 211, San Francisco, 94133. Checks should be made payable to Eric Quezada Memorial Fund. A fundraiser is being held at Jane Morrison’s home at 44 Woodland Ave. on Oct. 16 between 3-5 p.m. (Redmond)

Guardian forum: Everybody loves public power

Zelda Bronstein

September 22, 2011

114

Guardian forum: Everybody loves public power

The Guardian candidates’ forum was a blast — standing room only at the LGBT Center, a great, lively crowd, and most of the candidates for mayor showed up. Not Ed Lee, though — we invited him, but he was a no-show. That’s typical — he’s skipped the vast majority of the mayoral debates and events, and when he does show up, he leaves early.

We set out to pin the candidates down on five key issues that came out of the Guardian’s summer issues forums. Shaw San Liu, our moderator, forced the mayoral contenders to give us yes-or-no answers, and our all-star celebrity panel of answer analyzers (Sue Hestor, Corey Cook and Fernando Marti) weighed in and raised signs to tell us whether the candidate had said Yes, No, or Waffled.

The questions:

1. Will you support the creation of a municipal bank to offer access to credit to small business instead of relying on tax breaks for economic development?

2. Will you support a freeze on condo conversions and the development of new market-rate condos until the city has a plan and the financing in place to meet the General Plan goal of 60 percent of all new units available at below market rate — and then index new market-rate housing to the creation of affordable units?

3. Do you have a viable plan to bring $250,000 a year in new revenue into the city to address the structural budget deficit?

4. Will you agree to opt out of the federal secure communities program and will you reverse Mayor Newsom’s policy and direct all local law-enforcement agencies not to cooperate with immigration authorities?

5. Will you support a proposal to either buy out PG&E’s San Francisco facilities or build a new city grid through a bond act so that San Francisco will control its own energy distibution system?

Only John Avalos answered Yes to all five. But it was remarkable how many of the candidates supported most or all of the progressive agenda we’ve developed. Every single candidate voiced support for a municipal bank. And every one of them said Yes to buying out PG&E’s distribution system so the city could run it’s own electric utility.

They had a lot more trouble with the notion of a freeze on new market-rate housing and condo conversions, and not all of them could explain how they would bring in $250,000 in new revenue. But I give them all credit for showing up and facing the tough questions and saying that, for the most part, they wanted to promote a progressive agenda.

Here are the scores:

John Avalos: Y, Y, Y, Y, Y

David Chiu: Y, W, Y, Y, Y

Bevan Dufty: Y, N, Y, Y,Y

Dennis Herrera: Y, W, Y, Y, Y

Phil Ting: NA. NA, Y, Y, Y (He came late and missed the first two)

Joanna Rees: Y, N, N, Y, Y

Leland Yee: Y, W, W, Y, Y

Jeff Adachi: Y, W, Y, Y, Y

Terry Baum: Y, Y, N, Y, Y

So five waffles on housing policy; nobody wants to stand up and say that we’re building too much housing for the rich and that it has to stop until we catch up with affordable housing. (At least Dufty was honest and told us he doesn’t want to cut off TIC and condo conversions).

I’m waiting for the video and I’ll post it when I get it.

Endorsement Interviews: David Chiu

Zelda Bronstein

September 20, 2011

131

Board President and mayoral candidate David Chiu could well be the person most directly hurt by Mayor Ed Lee’s decision to run for a full term. It’s ironic, since Chiu supported Lee — on the basis that the former city administrator would not be a candidate in November. And he has the inside story on why Lee is in the race: According to Chiu, Lee told him that he didn’t really want to run, but “was having trouble saying no to Willie Brown and Rose Pak.”

Chiu has been in the center of the current board, moving away from progressives on some key issues — but he’s talking very much a progressive line in his campaign. He’s promising business tax reforms, transit justice, affordable housing and new revenue. Audio and video after the jump.

Chiu by endorsements2011

Endorsement interviews: Dennis Herrera

Zelda Bronstein

September 16, 2011

Dennis Herrera has an interesting challenge: as city attorney, he’s been barred by law, legal ethics and custom from taking stands on a lot of the legislative and political issues facing the city. He couldn’t, for example, say he opposes a law that he might later have to defend in court. But now that he’s running for mayor, he’s liberated himself, and he’s started to talk about specific challenges facing the city.

Herrera told us he thinks this is the most important mayor’s race in the past 20 years and said that local government is going to have to play more of a role taking care of things that the federal and state governments will no longer do. He talked about the “culture of an organization” and his experience running a large office. He said that the city can’t cut its way out of its budget problems and he supports “additional revenues,” including a higher real-estate transfer tax, a more progressive payroll tax and (possibly) a commercial rent tax.

He supports an affordable housing bond — but wouldn’t call for a moratorium on market-rate housing and condo conversions.

Video and complete audio are after the jump.

Herrera by endorsements2011

A new progressive agenda

Andrew Lam

September 13, 2011

Over the past three months, the Guardian has been hosting a series of forums on progressive issues for the mayor’s race. We’ve brought together a broad base of people from different communities and issue-based organizations all over town in an effort to draft a platform that would include a comprehensive progressive agenda for the next mayor. All told, more than 100 people participated.

It was, as far as we know, the first time anyone tried to do this — to come up with a mayoral platform not with a few people in a room but with a series of open forums designed for community participation.

The platform we’ve drafted isn’t perfect, and there are no doubt things that are left out. But our goal was to create a document that the voters could use to determine which candidates really deserve the progressive vote.

That’s a critical question, since nearly all of the top contenders are using the word “progressive” on a regular basis. They’re fighting for votes from the neighborhoods, the activists, the independent-minded people who share a vision for San Francisco that isn’t driven by big-business interests.

But those of us on what is broadly defined as the city’s left are looking for more than lip service and catchy phrases. We want to hear specifics; we want to know that the next mayor is serious about changing the direction of city policy.

The groups who endorsed this effort and helped plan the forums that led to this platform were the Harvey Milk LGBT Club, SEIU Local 1021, the San Francisco Tenants Union, the Human Services Network, the Community Congress 2010, the Council of Community Housing Organizations, San Francisco Rising, Jobs with Justice, and the Center for Political Education.

The panelists who led the discussions were: Shaw-san Liu, Calvin Welch, Fernando Marti, Gabriel Haaland, Brenda Barros, Debbi Lerman, Jenny Friedenbach, Sarah Shortt, Ted Gullicksen, Nick Pagoulatos, Sue Hestor, Sherilyn Adams, Angela Chan, David Campos, Mario Yedidia, Pecolio Mangio, Antonio Diaz, Alicia Garza, Aaron Peskin, Saul Bloom, and Tim Redmond.

We held five events looking at five broad policy areas — economy and jobs; land use, housing and tenants; budget and social services; immigration, education and youth; and environment, energy and climate change. Panelists and audience participants offered great ideas and the debates were lively.

The results are below — an outline of what the progressives in San Francisco want to see from their next mayor.

ECONOMY AND JOBS

Background: In the first decade of this century, San Francisco lost some 51,000 jobs, overwhelmingly in the private sector. When Gavin Newsom was sworn in as mayor in January 2004, unemployment was at 6.4 percent; when he left, in January 2011, it was at 9.5 percent — a 63 percent increase.

Clearly, part of the problem was the collapse of the national economy. But the failed Newsom Model only made things worse. His approach was based on the mistaken notion that if the city provided direct subsidies to private developers, new workers would flock to San Francisco. In fact, the fastest-growing sector of the local economy is the public sector, especially education and health care. Five of the 10 largest employers in San Francisco are public agencies.

Local economic development policy, which has been characterized by the destruction of the blue-collar sector in light industry and maritime uses (ironically, overwhelmingly privately owned) to free up land for new industries in business services and high tech sectors that have never actually appeared — or have been devastated by quickly repeating boom and bust cycle.

Instead of concentrating on our existing workforce and its incredible human capital, recent San Francisco mayors have sought to attract a new workforce.

The Mayor’s Office has, as a matter of policy, been destroying blue-collar jobs to promote residential development for people who work outside of the city.

There’s a huge disconnect between what many people earn and what they need. The minimum wage in San Francisco is $9.92, when the actual cost of living is closer to $20. Wage theft is far too common.

There is a lack of leadership, oversight and accountability in a number of city departments. For example, there is no officiating body or commission overseeing the work of the Office of Economic and Workforce Development. Similarly the Arts Commission, the chartered entity for overseeing cultural affairs, is responsible for less than 25 percent of the budget reserved for this purpose

There’s no accountability in the city to protect the most vulnerable people.

The city’s main business tax is highly regressive — it’s a flat tax on payroll but has so many exceptions and loopholes that only 8,500 businesses actually pay it, and many of the largest and richest outfits pay no city tax at all.

Agenda items:

1. Reform the Mayor’s Office of Economic and Workforce Development to create a department with workforce development as a primary objective. Work with the San Francisco Unified School District, City College and San Francisco State to create sustainable paths to training and employment.

2. Create a municipal bank that offers credit for locally developed small businesses instead of relying on tax breaks. As a first step, mandate that all city short-term funds and payroll accounts go only to banks or credit unions that will agree to devote a reasonable percentage of their local loan portfolios for small business loans.

3. Reform procurement to prioritize local ownership.

4. Link economic development of healthcare facilities to the economic development of surrounding communities.

5. Link overall approval of projects to a larger economic development policy that takes as its centerpiece the employment of current San Francisco residents.

6. Enforce city labor laws and fund the agency that enforces the laws.

7. Establish the Board of Supervisors as the policy board of a re-organized Redevelopment Agency and create community-based project area oversight committees.

8. Dramatically expand Muni in the southeast portion of the city and reconfigure routes to link neighborhoods without having to go through downtown. Put special emphasis on direct Muni routes to City College and San Francisco State.

9. Reform the payroll tax so all businesses share the burden and the largest pay their fair share.

10. Consolidate the city’s various arts entities into a single Department of Arts & Culture that includes as part of its mandate a clear directive to achieve maximum economic development through leveraging the city’s existing cultural assets and creative strengths and re-imagining San Francisco’s competitive position as a regional, national and international hub of creative thinking. Sponsor and promote signature arts programs and opportunities to attract and retain visitors who will generate maximum economic activity in the local economy; restore San Francisco’s community-based cultural economy by re-enacting the successful Neighborhood Arts Program; and leverage the current 1-2 percent for art fees on various on-site building projects to be directed towards non-construction-site arts activity.

LAND USE, HOUSING AND TENANTS

Background: Since the office market tanked, the big land-use issue has become market-rate housing. San Francisco is building housing for people who don’t live here — in significant part, for either very wealthy people who want a short-term pied a terre in the city or for commuters who work in Silicon Valley. The city’s own General Plan calls for 60 percent of all new housing to be below-market-rate — but the vast majority of the new housing that’s been constructed or is in the planning pipeline is high-end condos.

There’s no connection between the housing needs of city residents and the local workforce and the type of housing that’s being constructed. Family housing is in short supply and rental housing is being destroyed faster than it’s being built — a total of 21,000 rental units have been lost to condos and tenancies in common.

Public housing is getting demolished and rebuilt with 2500 fewer units. “Hotelization” is growing as housing units become transitory housing.

Planning has become an appendage of the Mayor’s Office of Economic Development, which has no commission, no public hearings and no community oversight.

Projects are getting approved with no connection to schools, transit or affordable housing.

There’s no monitoring of Ellis Act evictions.

Transit-oriented development is a big scam that doesn’t include equity or the needs of people who live in the areas slated for more development. Cities have incentives to create dense housing with no affordability. Communities of concern are right in the path of this “smart growth” — and there are no protections for the people who live there now.

Agenda items:

1. Re emphasize that the Planning Department is the lead land-use approval agency and that the Mayor’s Office of Economic and Workforce Development should not be used to short-circuit public participation in the process.

2. Enact a freeze on condo conversions and a freeze on the demolition of existing affordable rental housing.

3. Ban evictions if the use or occupation of the property will be for less than 30 days.

4. Index market-rate to affordable housing; slow down one when the other is too far ahead.

5. Disclose what level of permanent affordability is offered at each project.

6. Stabilize existing communities with community benefits agreements before new development is approved.

BUDGET AND SOCIAL SERVICES

Background: There have been profound cuts in the social safety net in San Francisco over the past decade. One third of the city’s shelter beds have been lost; six homeless centers have closed. Homeless mental health and substance abuse services have lost $32 million, and the health system has lost $33 million.

None of the budget proposals coming from the Mayor’s Office have even begun to address restoring the past cuts.

There’s not enough access to primary care for people in Healthy San Francisco.

Nonprofit contracts with the city are flat-funded, so there’s no room for increases in the cost of doing business.

The mayor has all the staff and the supervisors don’t have enough. The supervisors have the ability to add back budget items — but the mayor can then make unilateral cuts.

The wealthy in San Francisco have done very well under the Bush tax cuts and more than 14 billionaires live in this city. The gap between the rich and the poor, which is destroying the national economy, exists in San Francisco, too. But while city officials are taking a national lead on issues like the environment and civil rights, there is virtually no discussion at the policy level of using city policy to bring in revenue from those who can afford it and to equalize the wealth disparities right here in town.

Agenda items:

1. Establish as policy that San Francisco will step in where the state and federal government have left people behind — and that local taxation policy should reflect progressive values.

2. Make budget set-asides a budget floor rather than a percentage of the budget.

3. Examine what top city executives are paid.

4. Promote public power, public broadband and public cable as a way to bring the city millions of dollars.

5. Support progressive taxes that will bring in at least $250 million a year in permanent new revenue.

6. Change the City Charter to eliminate unilateral mid-year cuts by the mayor.

8. Pass a Charter amendment that: (a) Requires the development of a comprehensive long-term plan that sets the policies and strategies to guide the implementation of health and human services for San Francisco’s vulnerable residents over the next 10 years, and (b) creates a planning body with the responsibility and authority to develop the plan, monitor and evaluate its implementation, coordinate between policy makers and departments, and ensure that annual budgets are consistent with the plan.

9. Collect existing money better.

10. Enact a foreclosure transfer tax.

YOUTH, IMMIGRATION, AND EDUCATION

Background: In the past 10 years, San Francisco has lost 24,000 people ages 12-24. Among current youth, 5,800 live in poverty; 6,000 have no high school degree; 7,000 are not working or attending school; 1,200 are on adult probation.

A full 50 percent of public school students are not qualified for college studies. Too often, the outcome is dictated by race; school-to-prison is far too common.

Trust between immigrants and the police is a low point, particularly since former Mayor Gavin Newsom gutted the sanctuary ordinance in 2008 after anti-immigrant stories in the San Francisco Chronicle.

Some 70 percent of students depend on Muni, but the price of a youth pass just went from $10 to $21.

Agenda items:

1. Recognize that there’s a separate role for probation and immigration, and keep local law enforcement from joining or working with immigration enforcement.

2. Improve public transportation for education and prioritize free Muni for youth.

3. Create family-friendly affordable housing.

4. Restore the recreation direction for the Recreation and Parks Department.

5. Implement police training to treat youth with respect.

6. Don’t cut off benefits for youth who commit crimes.

7. Shift state re-alignment money from jails to education.

ENERGY, ENVIRONMENT AND CLIMATE CHANGE

Background: When it comes to land use, the laws on the books are pretty good. The General Plan is a good document. But those laws aren’t enforced. Big projects get changed by the project sponsor after they’re approved.

Land use is really about who will live here and who will vote. But on a policy level, it’s clear that the city doesn’t value the people who currently live here.

Climate change is going to affect San Francisco — people who live near toxic materials are at risk in floods and earthquakes.

San Francisco has a separate but unequal transportation system. Muni is designed to get people downtown, not around town — despite the fact that job growth isn’t happening downtown.

San Francisco has a deepwater port and could be the Silicon Valley of green shipping.

San Francisco has a remarkable opportunity to promote renewable energy, but that will never happen unless the city owns the distribution system.

Agenda items:

1. Promote the rebirth of heavy industry by turning the port into a center for green-shipping retrofits.

2. Public land should be for public benefit, and agencies that own or control that land should work with community-based planning efforts.

3. Planning should be for the community, not developers.

4. Energy efficiency programs should be targeted to disadvantaged communities.

5. Pay attention to the urban food revolution, encourage resident owned farmers markets. Use unused public land for local food and community gardens.

6. Provide complete information on what parts of the city are fill, and stop allowing development in areas that are going to be inundated with sea level rise.

7. Prioritize local distributed generation of electricity and public ownership of the power grid.

8. Change Clean Energy San Francisco from a purchasing pool system to a generating system.

Endorsement interviews: Jeff Adachi

Zelda Bronstein

September 13, 2011

119

Jeff Adachi is running for mayor — and running a campaign to change the city employee pension system. He told us he entered the race late because he was watching some of the debates, and “nobody was talking about the real reform issues.”

He talked about his pension plan and argued that it’s better for city workers than the plan the mayor (with the support of labor) has proposed. We asked him why he was so focused on one side of the equation — cutting pensions — and not on the other side — raising taxes ont he rich — and he said he wasn’t opposed to new taxes. But he didn’t offer any specifics.

He did, however, say he would set aside $40 million for micro loans to small local businesses, fully fund the Youth Works program and summer school and create partnerships with wealthy individuals to build affordable housing.

You can listen to the interview, and watch his opening statement, after the jump.

Adachi by endorsements2011

You can watch a video of Adachi talking to us here:

Editor’s notes

Andrew Lam

September 6, 2011

tredmond@sfbg.com

I’ve been wondering for months now how all of the rich people who come into San Francisco for the America’s Cup are going to get around. The event plans call for the Embarcadero to be closed during the festivities, which means no cars. The F-line is nice, but slow — and even with new trains, has limited capacity. And I don’t expect to see a lot of the millionaire yachting types riding the bus with us commoners.

Walk? Yeah, from a couple of blocks away, but not from hotels South of Market or on Nob Hill or Union Square. Not in their $500 shoes. Cabs? The traffic will be unbearable.

So here’s an idea I’ve heard floating around: The city makes the project sponsor (that’s you, Larry) buy a fleet of several hundred pedicabs, bicycle-powered taxis. Then the city hires hundreds of unemployed teenagers to drive the visitors from their hotels to the waterfront, giving local youth a chance to earn some money off the cup events. Ban all forms of motorized transportation — no limos, no town cars.

Advantages: Zero carbon emissions. No traffic jams. Youth employment. Healthy exercise. And think about the chariot-race-and-bumper-cars action that will give the swells a thrill. It’s a winner for everyone.

I’ve also been thinking about how the abomination of a condo project at 8 Washington is going to affect the festivities — and it’s a concern. The city has published reports on both the luxury condo project and the cup, and the folks working on the two don’t seem to be talking.

For example, the 8 Washington developer wants to excavate 110,000 tons of soil for a massive parking garage, from a spot right on the edge of the Embarcadero, right while all the cup events are taking place. Where are the dump trucks (hundreds of them every week) going to go if the Embarcadero is closed? How will that construction add to the congestion mess?

I’m not a fan of 8 Washington anyway. It’s a project designed to create the most expensive condos ever built in San Francisco — which is just what the city needs. More second or third homes for very rich people who won’t live here more than a few weeks a year. Another project that will put the city further out of synch with its own General Plan goals for affordable housing.

And building these units for the rich will interfere with the entertainment for the rich that’s supposed to trickle down to the rest of us. I wish it were just funny.

Team Avalos

Andrew Lam

September 6, 2011

When Supervisor John Avalos chaired the Budget & Finance Committee in 2009 and 2010, his office became a bustling place in the thick of the budget process. To gain insight on the real-life effects of the mayor’s proposed spending cuts, Avalos and his City Hall staff played host to neighborhood service providers, youth workers, homeless advocates, labor leaders, and other San Franciscans who stood to be directly impacted by the axe that would fall when the final budget was approved. They camped out in City Hall together for hours, puzzling over which items they could live without, and which required a steadfast demand for funding restoration.

“One year, we even brought them into the mayor’s office,” for an eleventh-hour negotiating session held in the wee morning hours, recounted Avalos’ legislative aide, Raquel Redondiez. That move came much to the dismay of Steve Kawa, mayoral chief of staff.

Avalos, the 47-year-old District 11 supervisor, exudes a down-to-earth vibe that’s rare in politicians, and tends to display a balanced temperament even in the heat of high-stakes political clashes. He travels to and from mayoral debates by bicycle. He quotes classic song lyrics during full board meetings, keeps a record player and vinyl collection in his office, and recently showed up at the Mission dive bar El Rio to judge a dance competition for the wildly popular Hard French dance party.

Yet casual observers may not be as familiar with the style Avalos brings to conducting day-to-day business at City Hall, an approach exemplified that summer night in 2010 when he showed up to the mayor’s office flanked by grassroots advocates bent on preserving key programs.

“My role is, I’m an insider, … but it’s really been about bringing in the outside to have a voice on the inside,” Avalos said in a recent interview. “People have always been camped out in my office. These are people who represent constituencies — seniors, recipients of mental health care, unions, people concerned about violence. It’s how we change things in City Hall. It’s making government more effective at promoting opportunities, justice, and greater livelihood.” Part of the thrust behind his candidacy, he added, is this: “We want to be able to have a campaign that’s about a movement.”

That makes Avalos different from the other candidates — but it also raises a crucial question. Some of the most important advances in progressive politics in San Francisco have come not just from electoral victories, but from losing campaigns that galvanized the left. Tom Ammiano in 1999 and Matt Gonzalez in 2003 played that role. Can Avalos mount both a winning campaign — and one that, win or lose, will have a lasting impact on the city?

Workers and families

No budget with such deep spending cuts could have left all stakeholders happy once the dust settled, but Avalos and other progressive supervisors did manage to siphon some funding away from the city’s robust police and fire departments in order to restore key programs in a highly controversial move.

“There’s a Johnny Cash song I really like, written by Tom Petty, called ‘I Won’t Back Down.’ I sang it during that time, because I didn’t back down,” Avalos said at an Aug. 30 mayoral forum hosted by the Potrero Hill Democratic Club. “We made … a symbolic cut, showing that there was a real inequity about how we were doing our budgets. Without impacting public safety services, we were able to get $6 million from the Fire Department. A lot of that went into Rec & Park, and health care programs, and to education programs, and we were able to … find more fat in the Police Department budget than anybody had ever found before, about $3 million.”

Last November, Avalos placed a successful measure on the ballot to increase the city’s real-estate transfer tax, which so far has amassed around $45 million in new revenue for city coffers, softening the blow to critical programs in the latest round of budget negotiations. “Without these measures that community groups, residents, and labor organizations worked for, Mayor Ed Lee would not have been able to balance the budget,” Avalos said.

More recently, he emerged as a champion of the city’s Local Hire Ordinance, designed as a tool for job creation that requires employers at new construction projects to select San Francisco residents for half their work crews, to be phased in over the next several years. That landmark legislation was a year in the making, Redondiez said, describing how union representatives, workers, contractors, unemployed residents of Chinatown and the Bayview, and others cycled through Avalos’ City Hall office to provide input.

His collaborative style stems in part from his background. Avalos formerly worked for Service Employees International Union Local 1877, where he organized janitors, and served as political director for Coleman Advocates for Children & Youth. He was also a legislative aide to former District 6 Sup. Chris Daly, who remains a lightning rod in the San Francisco political landscape.

Before wading into the fray of San Francisco politics, Avalos earned a masters degree in social work from San Francisco State University. But when he first arrived in the city in 1989, with few connections and barely any money to his name, he took a gig at a coffee cart. He was a Latino kid originally from Wilmington, Calif. whose dad was a longshoreman and whose mom was an office worker, and he’d endured a climate of discrimination throughout his teenage years at Andover High in Andover, Mass.

Roughly a decade ago, Avalos and a group of youth advocates were arrested in Oakland following a protest against Proposition 21, which increased criminal penalties for crimes committed by youth. Booked into custody along with him was his wife, Karen Zapata, whom he married around the same time. She is now a public school teacher in San Francisco and the mother of their two children, ages 6 and 9, both enrolled in public schools.

“John has consistently been a voice for disenfranchised populations in this city,” said Sharen Hewitt, who’s known Avalos for more than a decade and serves as executive director of The Community Leadership Academy & Emergency Response Project (CLAER), an organization formed to respond to a rash of homicides and alleviate violence. “He understands that San Francisco is at a major turning point in terms of its ability to keep families and low-income communities housed. With the local hiring ordinance, most of us who have been working around violence prevention agree — at the core of this horrible set of symptoms are root causes, stemming from economic disparity.”

Asked about his top priorities, Avalos will invariably express his desire to keep working families rooted in San Francisco. District 11, which spans the Excelsior, Ingleside, and other southeastern neighborhoods, encompasses multiracial neighborhoods made up of single-family homes — and many have been blunted with foreclosure since the onset of the economic crisis.

“Our motto for building housing in San Francisco is we build all this luxury housing — it’s a form of voodoo economics,” Avalos told a small group of supporters at a recent campaign stop in Bernal Heights. “I want to have a new model for how we build housing in San Francisco. How can we help [working-class homeowners] modify their loans to make if more flexible, so they can stay here?” He’s floated the idea of creating an affordable housing bond to aid in the construction of new affordable housing units as well as loan modifications to prevent foreclosures.

“That’s what is the biggest threat to San Francisco, is losing the working-class,” said community activist Giuliana Milanese, who previously worked with Avalos at Coleman Advocates for Youth and has volunteered for his campaign. “And he’s the best fighter. Basically, economic justice is his bottom line.”

Tenants Union director Ted Gullicksen gave Avalos his seal of approval when contacted by the Guardian, saying he has “a 100 percent voting record for tenants,” despite having fewer tenants in his district than some of his colleagues. “David Chiu, had he not voted for Parkmerced, could have been competitive with John,” Gullicksen said. “But the Parkmerced thing was huge, so now it’s very difficult to even have David in same ballpark. Dennis [Herrera] has always taken the right positions — but he’s never had to vote on anything,” he said. “After that, nobody comes close.”

Cash poor, community rich

There’s no question: The Avalos for Mayor campaign faces an uphill climb. Recent poll figures offering an early snapshot of the crowded field peg him at roughly 4 percent, trailing behind candidates with stronger citywide name recognition like City Attorney Dennis Herrera or the incumbent, Mayor Ed Lee, who hasn’t accepted public financing and stands to benefit from deep-pocketed backers with ties to big business.

Yet as Assembly Member Tom Ammiano phrased it, “he’s actually given progressives a place to roost. He doesn’t pussy-foot around on the issues that are important,” making him a natural choice for San Francisco voters who care more about stemming the tides of privatization and gentrification than, say, rolling out the red carpet for hi-tech companies.

One of Avalos’ greatest challenges is that he lacks a pile of campaign cash, having received less than $90,000 in contributions as of June 30, according to an Ethics Commission filing. “He can’t call in the big checks,” said Julian Davis, board president of Booker T. Washington Community Service Center, “because he hasn’t been doing the bidding of big business interests.” A roster of financial contributions filed with the Ethics Commission shows that his donor base is comprised mainly of teachers, nonprofit employees, health-care workers, tenant advocates, and other similar groups, with almost no representatives of real-estate development interests or major corporations.

Despite being strapped for cash, he’s collected endorsements ranging from the Democratic County Central Committee, to the Harvey Milk Democratic Club, to the city’s largest labor union, SEIU 1021; he’s also won the backing of quintessential San Francisco characters such as renowned author Rebecca Solnit; San Francisco’s radical bohemian poet laureate, Diane di Prima; and countercultural icon Diamond Dave.

While some of Avalos’ core supporters describe his campaign as “historic,” other longtime political observers have voiced a sort of disenchantment with his candidacy, saying it doesn’t measure up to the sweeping mobilizations that galvanized around Gonzalez or Ammiano. Ammiano has strongly endorsed Avalos, but Gonzalez — who now works for Public Defender (and mayoral candidate) Jeff Adachi — has remained tepid about his candidacy, stating publicly in an interview on Fog City Journal, “I like [Green Party candidate Terrie Baum] and John fine. I just don’t believe in them.”

Ironically, Sup. Sean Elsbernd, often Avalos’ political opposite on board votes, had kinder words for him. “John is intelligent, John is honest, and John has integrity,” Elsbernd told the Guardian. “I don’t think he knows the city well enough to serve as chief executive … but I’ve seen the good work he’s done in his district.”

Meanwhile, Avalos is still grappling with the fallout from the spending cut he initiated against the police and fire departments in 2009. Whereas those unions sent sound trucks rolling through his neighborhood clamoring for his recall from office during that budget fight, the San Francisco Police Officers Association (SFPOA), the San Francisco Fire Fighters union, and the plumbers’ union, Local 38, have teamed up now that Avalos is running for mayor to form an independent expenditure committee targeting him and Public Defender Jeff Adachi, a latecomer to the race.

“We’ll make sure we do everything we can to make sure he never sees Room 200,” SFPOA President Gary Delagnes told the Guardian. “I would spend as much money as I could possibly summon to make sure neither ever takes office.” Delagnes added that he believes the political makeup of San Francisco is shifting in a more moderate direction, to Avalos’ disadvantage. “People spend a lot of money to live here,” he said, “and they don’t want to be walking over 15 homeless people, or having people ask them for money.”

If it’s true that the flanks of the left in San Francisco have already been supplanted with wealthy residents whose primary concern is that they are annoyed by the sight of destitute people, then more has already been lost for the progressive movement than it stands to lose under the scenario of an Avalos defeat.

The great progressive hope?

Despite these looming challenges, the Avalos campaign has amassed a volunteer base that’s more than 1,000 strong, in many cases drawing from grassroots networks already engaged in efforts to defend tenant rights, advance workplace protections for non-union employees, create youth programs that aim to prevent violence in low-income communities, and advance opportunities for immigrants. According to some volunteers, linking these myriad grassroots efforts is part of the point. Aside from the obvious goal of electing Avalos for mayor, his supporters say they hope his campaign will be a force to re-energize and redefine progressive politics in San Francisco.

“All the candidates that are running are trying to appeal to the progressive base,” Avalos said. But what does it really mean? To him, being progressive “is a commitment to a cause that’s greater,” he offered. “It’s about how to alter the relationship of power in San Francisco. My vision of progressivism is more inclusive, and more accountable to real concerns.”

N’Tanya Lee, former executive director of Coleman Advocates, was among the people Avalos consulted when he was considering a run for mayor. “The real progressives in San Francisco are the folks on the ground every day, like the moms working for public schools … everyday families, individual people, often people of color, who are doing the work without fanfare. They are the unsung heroes … and the rising progressive leaders of our city,” she said. “John represents the best of what’s to come. It’s not just about race or class. It’s about people standing for solutions.”

When deciding whether to run, Avalos also turned to his wife, Zapata, who has held leadership positions in the San Francisco teacher’s union in the past. She suggested rounding up community leaders and talking it through. “The campaign needed to be a movement campaign,” Zapata told the Guardian. “John Avalos was not running because he thought John Avalos was the most important person in the world to do this job. Our question was, if John were to do this, how would it help people most affected by economic injustice?”

Hewitt, the executive director of CLAER, also weighed in. “My concern is that he has been painted as a leftist, rooted in some outdated ideology,” she said. “I think [that characterization] is one-dimensional, and I think he’s broader than that. My perception of John is that he’s a pragmatist — rooted in listening, and attempting to respond.”

Others echoed this characterization. “He doesn’t need to be the great progressive hope,” said Rafael Mandelman, an attorney who ran as a progressive in District 8 last year. “If people are looking for the next Matt Gonzalez, I’m not sure that’s what John is about. He’s about the communities he’s representing.”

As to whether or not he has a shot at victory, Mandelman said, “It’s a very wide field, and I think John is going to have a very strong base. I think he will get enough first-choice votes to be one of the top contenders. And with ranked choice voting, anything can happen.”

The America’s cup confusion

Zelda Bronstein

September 2, 2011

If the sponsors (and city officials) are right, the America’s Cup is going to be a huge event, attracting hundreds of thousands of spectators, many of whom will want to be on the San Francisco waterfront to watch. But it’s never been clear to me exactly how that’s going to work — how are all those (rich) people who are used to getting around in limos going to travel from their downtown hotels to the viewing areas? If the city wanted to do this right, we should close down the Embarcadero and some of the feeder streets to all vehicles (except ambulances — always needed when rich old people get excited) and force everyone to travel by pedicab. Buy up a fleet of several hundred of the human-powered vehicles and let all the unemployed teenagers get a shot at driving them. Job creation for youth; environmentally sound transportation; potentially fun bumper-car action with well-heeled patrons screaming in fear.

Remember: The f-line, even with improvements, can’t possibly handle the necessary traffic. And the AC types aren’t going to ride the train anyway. No way private cars can all fit without massive gridlock.

So: Pedicabs. My suggestion.

In the meantime, there’s this little problem of 8 Washington.

See, the developer of what would be the city’s most expensive condos ever is planning on excavating 110,000 cubic yards of soil for a massive underground parking garage — right along the Embarcadero, and right during the America’s Cup events. The Draft Environmental Impact Report for 8 Washington indicates that the dump trucks (about 20 big trucks per day, and possibly a lot more) would be using that roadway to get to 101 or 280.

Actually, if activist Brad Paul is correct, there’s no way the developer can excavate that much dirt in the time frame that it’s supposed to happen unless the number of trucks is closer to 300 a day. Imagine all of that happening while 100,000 people are trying to get to the waterfront to watch the show. Oh, and according to the DEIR for the America’s Cup, the Embarcadero will be CLOSED during that period.

The fact is, the 8 Washington project is not only a terrible idea (just what the city needs — more condos for mega-millionaires) but would directly screw up the whole America’s Cup effort. And the amazing thing is that the AC people and the Mayor’s Office don’t seem to be paying attention.

Paul has put together a lengthy critique of the whole mess that makes great reading if you’re into this sort of thing. So I thought I’d just post it all here. Warning: It’s long. Enjoy.

August 15, 2011

Bill Wycko
Environmental Review Officer
San Francisco Planning Department
1650 Mission Street, Suite 400
San Francisco, CA 94103

Re: COMMENTS ON DRAFT EIR FOR 8 WASHINGTON STREET/
SEAWALL LOT 351 PROJECT
Case No. 2007.0030E

Dear Mr. Wycko:

I am writing to my provide my comments on the Draft Environmental Impact Report (“DEIR”) for this project, a document that is incomplete, inadequate and in places quite misleading. I’ve organized my comments in sections beginning with a detailed discussion of how the project’s construction schedule has been greatly underestimated. This is followed by discussions of the DEIR’s failure to address key Housing and Population issues, misstatements regarding historic obligations related to Golden Gateway, comments on recreation issues, and more. In general, I believe the DEIR fails to present objective information and analysis, it omits a number of relevant issues that are critical to the ability of public officials to make objective and informed decisions about the project and it is filled with judgments and assertions that are not supported by facts.

The DEIR is incomplete and inadequate in the following areas:

I. THE DEIR CONSTRUCTION SCHEDULE FOR 8 WASHINGTON IS BOTH INACCURATE AND MISLEADING.

The DEIR construction schedule is based on overly optimistic assumptions that are totally unrealistic; the ramifications of these erroneous assumptions need to be carefully considered as they will cascade throughout the project requiring major revisions to the DEIR before it can be considered accurate and complete.

At the bottom of page II.19 it states:

      Project construction, including demolitions, site and foundation work,
      construction of the parking garage, and construction of the buildings,
      would take 27-29 months. Assuming that construction would begin in 2012,
      the buildings would be ready for occupancy in 2014. The first phase of the
      construction would take about 16 months and would include demolition
     (2 months), excavation and shoring (7 months), and foundation and below
      grade construction work (7 months).

While the DEIR unequivocally states the project will take 27-29 months to construct, from 2012 to 2014, facts provided elsewhere in the DEIR together with current city policies, the City’s America’s Cup Host and Venue Agreement and basic math indicate that this schedule is not tenable. The remainder of this section provides the data and analysis that lead to the conclusion that construction of 8 Washington will take much longer than 27-29 months, almost TWICE AS LONG, with excavation taking 2.5 to 3 TIMES longer.

Table 1: Requested Changes to the overall DEIR construction schedule

ACTIVITY MINIMUM MAXIMUM

DEIR’s construction schedule: 27 months to 29 months

    Actual excavation schedule:  18 months          22 months
    — DEIR estimate for excavation – 7 months           – 7 months
    + Increased excavation time  11 months      to       15 months
    + Archeology delays              .5 months      to         2 months
    + America’s Cup delays                  2.5 months       to         5 months
    + Weather delays                        .25 months      to         1 months

ACTUAL CONSTRUCTION TIME 41 months to 52 months

To refute the numbers in Table 1, project sponsors must present additional, verifiable data supporting their unrealistic assumptions, beginning with the claim that the first phase of construction takes 16 months with a mere seven months allocated for excavation/shoring.

A. The DEIR fails to accurately ascertain and analyze the excavation/shoring schedule.

The DEIR states on page II.20 that “approximately 110,000 cubic yards of soil” will be excavated from the site for an underground garage (approximately 90,000 cubic yards) and other foundation work during the seven (7) month “excavation” portion of the projected timeline. It later states excavation will take place 6.5 hours per day with an average of 20 truck trips per day (pg.IV.D.31). Assuming the average dump truck holds 12 cubic yards of dirt (typical payload for a dump truck), that would mean:

· 110,000 cu. yards/12 cubic yards per truck = 9,166 truck trips

· 20 trucks/day X 12 cubic yards/trip = an average of 240 cu. yards/day

· 110,000 cu. yards/240 cu. yards per day = 458 working days for this task

Could this task be completed in seven (7) months as claimed in the DEIR? NO.

     ·5 working days per week X 52 weeks = 260 working days per year
             – 11 holidays per year
                   249 total working days/year

·458 days to finish task/249 working days per year = 22 months (not 7)

For this to take 7 months as the DEIR asserts, the following would have to be true:

· 20 trucks/day X 7 months (145 working days ) = 2,900 total truck trips

· 110,000 cu. yards/2,900 trucks = each truck must average 38 cubic yards/trip
Empirical evidence exists, however, proving the DEIR’s claim that the excavation portion of the schedule will take seven months is inaccurate and misleading:

CASE STUDY #1: San Francisco General Hospital Rebuild Project

A recent SF General Hospital (SFGH) Newsletter reports the hospital’s contractor just finished hauling 120,000 cu. yards of dirt from the 45’ deep hole that was dug to build two basement levels and the foundation for a new hospital building. This is as close as anyone is likely to get to replicating what 8 Washington proposes, a three level 40’ deep underground garage accounting for most of the 110,000 cubic yards of dirt that must be removed from the site.

A call to the SFGH Rebuild office revealed their excavation process took seven (7) months with an average truck load of 13 cu. yards per trip. How was that possible?

“The average truck load was 13 cubic yards. Some days we had
over 300 truck loads hauled in one day. This volume was possible
through use of a paved drive that allowed trucks to enter the side, be
loaded up then tires washed to prevent dirt on road causing storm-
water pollution and dust.”

The SF General site is just a few blocks from U.S. 101 with direct access via Potrero Ave., thus minimizing potential traffic conflicts. The 8 Washington site will require driving long distances on city streets including “The Embarcadero, Harrison Street, and King Street… likely the primary haul and access routes to and from I-80, U.S. 101, and I-280 (pg. IV.D.31).” Imagine 300 trips a day on one of these streets.

CASE STUDY #2: SF PUC’s New Hetch Hetchy Reservoir Tunnel

A recent Oakland Tribune story (4/8/11) describes construction of a new 3.5-mile tunnel designed to protect the water supply from SF’s Hetch Hetchy reservoir from major earthquakes by boring a 2nd, state-of-the-art tunnel from Sunol to Fremont alongside the existing 81-year-old Irvington Tunnel. The article states:

      “By the time the New Irvington Tunnel is completed in 2014, crews will have
        excavated about 734,000 cubic yards of material—the equivalent of 61,000
        dump-truck trips, said officials with the SF Public Utilities Commission.”

Dividing 734,000 cubic yards of soil by the 61,000 dump truck trips that the PUC says are necessary equals 12 cubic yards per truck trip. Given this job’s overall size and $227 million budget, it would seem to confirm the fact that the most efficient excavation equipment for the 8 Washington site will be 12 cubic yard dump trucks.

In light of these facts and the analysis provided above, the only way 8 Washington could meet its proposed seven (7) month excavation schedule would be to:

a) schedule up to 300 TRUCK TRIPS A DAY, over 10 TIMES the average number of trips per day (20) stated in the DEIR and 3 TIMES the absolute maximum of 100 truck trips per day (pg. IV.D.31) along the Northeast Embarcadero during a period of time that directly overlaps with the major America’s Cup events and activities, something specifically prohibited by the City’s America’s Cup Host and Venue Agreement ,

b) average 38 cubic yards of dirt per truck trip, 3 TIMES the average truck payload of both the PUC’s Irvington Tunnel project and SF General Hospital’s 120,000 cubic yard excavation project—assuming that 38 cubic yard trucks: a) exist in sufficient quantity in the Bay Area, b) would be available during that period of time described and c) would be allowed on The Embarcadero, Harrison St., King St., Washington St. and Drumm St. by the City. [see photo comparison of 12 cubic yard vs. 30 cubic yard trucks below]

Unless the project sponsor can demonstrate that one of these two highly unlikely scenarios is possible, then the EIR must reanalyze a number of impacts (e.g. Land Use, Air Quality, Greenhouse Gases) based on a revised excavation schedule, one that takes 2.5 to 3 TIMES as long as the one described in DEIR to complete excavation work, and this 22 month timeline assumes NO archeological remains are found on site and the City imposes NO stop work orders related to America’s Cup (see below).

This 15-month difference between the excavation period analyzed in the DEIR and the ACTUAL time it will take to complete the excavation (22 months vs. 7 months) is a major deficiency in the DEIR with profound impacts. For instance, some of the most significant unavoidable negative impacts described in the DEIR involve degraded air quality both during and after construction. Adjusting the environmental analysis to reflect how long excavation will actually take means significant air quality impacts related to excavation (with the greatest detrimental effect on seniors, children and people exercising) will persist for 2.5 to 3 TIMES LONGER than described in the DEIR. This flaw also requires significant revisions to other sections of the DEIR.

In light of this new information, the next draft of the EIR must contain an analysis of this longer overall construction period—two months for demolition; a range of 18 to 22 months for excavation (not seven months); a built-in range of time for the shutting down of the site when archeological artifacts are uncovered, documented and extracted (something the DEIR’s archeology consultant states is “likely” ); and the building construction period. Finally, given these overly aggressive excavation schedule estimates, all other estimates for later construction phases must now to be cross checked for accuracy by independent contractors (e.g. not working for 8 Washington developer or the source of the prior DEIR excavation estimate).

B. The actual construction timeline for 8 Washington will be 41-52 MONTHS.
If the project sponsors disagree with this assessment, they must provide the Planning Department with much more detailed information on how they expect to achieve a shorter construction period given the restrictions described in the DEIR itself as well as mathematical analysis described above. For instance,

– Did the developers err when they reported that the average number of truck
   trips per day would be 20 as analyzed in the DEIR? If so, what number do they
   choose to use now and how does that impact various aspects of the DEIR analysis
   such as air quality, conflicts with pedestrians, MUNI and America’s Cup, etc..

– Does the developer plan to raise the limit of truck trips per day from 100 (as
   per the DEIR) to 300 truck trips per day? If so, how often will this happen and
   how will these changes impact various aspects of the previous EIR analysis (e.g. air
   quality, traffic/transit/pedestrian conflicts, America’s Cup)?

– Does the developer plan to lengthen the average workday or work six days a
   week? If so, how often and how would this impact the previous DEIR analysis?
   NOTE: The DEIR construction schedule (27-29 months) was not predicated on the
   trucks operating 6 days a week EVERY WEEK. But even if the developer ran dump
   trucks 6 days a week for the ENTIRE excavation period it would still take TWICE AS
   LONG as the DEIR states to remove 110,000 cubic yards of dirt .

– Where is the project sponsor planning to route 100 to 300 trucks a day as they
   leave the site, particularly during the various America’s Cup trials (2012) and
   finals (2013) when vehicular traffic will be severely limited or prohibited?
   Washington Street? The Embarcadero? Drumm Street? Clay Street?, where exactly?

– Have the developers located a source of 30+ cubic yard trucks and secured
   city permission to use them on the specific streets described in the DEIR?
   It seems fair to assume the SF General Hospital’s excavation contractor would have
   done this if it were possible (and the SF PUC’s Irvington Tunnel contractor). See the
   three photos below to get a sense of the size difference between a typical 12 cubic yard
   dump truck and the type of tractor-trailer rig required to carry 30 cubic yards or more.

As the questions and examples (SF General Hospital) above demonstrate, the DEIR’s claim that 110,000 cubic yards can be excavated in seven months defies the laws of physics and math, not to mention the America’s Cup Host & Venue Agreement between the City and Larry Ellison’s Oracle BMW Racing Team

A thorough reading of the DEIR’s Archeology section and the America’s Cup Host and Venue Agreement indicate that additional time must be built into the construction schedule for predictable work stoppages related to both issues.

KNOWN ARCHEOLOGICAL RESOURCES IDENTIFIED ON THIS SITE IN THE DEIR

On page IV.C.12, the DEIR’s archeology consultant, Archeo-Tec, identifies the Gold Rush ship Bethel as located under a portion of the site and states that “If discovered, the Bethel would be the oldest known (and perhaps most intact) archeological example of an early Canadian built ship (Pg. IV.C.3)”. On page IV.C.11, the archeology consultant states “Significant archeological resources are likely to exist at this site”. The DEIR, goes on to state the proposed project will destroy a portion of city’s original Seawall causing “the largest disturbance of the Old Seawall to date”.

As a result of these DEIR findings, the archeology consultant should now be asked for an estimate of the time required to mitigate the discovery of the Bethel and other likely finds (e.g. original Seawall, other Gold Rush ships, original Chinatown). This “likely” work delay should be built into the construction schedule and stated as a range. For purposes of the matrix below (Table 1) we chose a time of two weeks to two months based on anecdotal information from other similar sites. Archeo-Tec, the archeology consultant, should be able to come up with a more precise estimate.

KNOWN AMERICA’S CUP SCHEDULING CONFLICTS

Based on recent MTA staff presentations on protocols for the America’s Cup, it seems clear that traffic, particularly construction dump trucks, will be banned from Washington Street, Drumm Street and The Embarcadero during major America’s Cup events that include, at a minimum, the America’s Cup World Series warm-up races (July/Sept. 2012), the penultimate Louis Vuitton Cup Series (July/August 2013) and the America’s Cup finals (Sept. 2013).

This represents a minimum of 2.5 months that must be added to the construction schedule, something the DEIR authors should have included if they had read the America’s Cup DEIR which states there are 9+ weeks of races associated with this event in 2012/2013. The extra few weeks added to the low end range in Table 1 (below) are there to accommodate last minute weather delays and various large non-racing events held along the waterfront that will require closure of The Embarcadero, Washington Street, Drumm Street, etc.

Table 1 below lays out a more credible and realistic construction schedule based on the factors described at length above, taken directly from the DEIR or readily available from the city (e.g. America’s Cup DEIR) and the America’s Cup Host and Venue Agreement.

Table 1: Requested Changes to the overall DEIR construction schedule

ACTIVITY MINIMUM MAXIMUM

DEIR’s construction schedule: 27 months to 29 months

    Actual excavation schedule:  18 months          22 months
    — DEIR estimate for excavation – 7 months           – 7 months
    + Increased excavation time  11 months      to      15 months
    + Archeology delays              .5 months      to         2 months
    + America’s Cup delays                   2.5 months        to         5 months
    + Weather delays                        .25 months      to         1 months

ACTUAL CONSTRUCTION TIME 41 months to 52 months

To refute these numbers, the project sponsors must not only present a verifiable and detailed plan to remove 110,000 cubic yards (9,167 truck trips) in seven months that the City has signed off on but also produce a letter from the City and Oracle BMW Racing granting a waiver from Section 10.4 of the America’s Cup Host and Venue Agreement that would allow 20 to 300 trucks a day to drive along The Embarcadero, Washington Street or Drumm Street during major America’s Cup events in 2012 and 2013.

D. Significant Transportation and Energy issues that were not addressed in DEIR.

More specific information related to the construction process needs to be provided and analyzed in the EIR, particularly regarding the far reaching impacts of those 9,166 dump truck trips, impacts that go beyond the immediate Northeast Waterfront.

The DEIR states “While the exact routes that construction trucks would use would depend on the location of the available disposal sites, The Embarcadero, Harrison Street, and King Street would likely be the primary haul and access routes to and from I-80, U.S. 101, and I-280”. At a minimum, The EIR needs to include information on where the two or three most likely disposal sites are located, based on recent experience (SF General Hospital excavation) so that one can analyze the extent of potential conflicts on the Bay Bridge or 101 South where other trucks will be transporting dirt to and/or from the Transbay Terminal project, Hunters Point Shipyard, Mission Bay, Treasure Island, etc. Without this information, the City could find itself creating significant traffic conflicts on the Bay Bridge or highway 101 that greatly increase air quality, traffic and transit problems without having analyzed these potential impacts in a flawed EIR.

Simply saying “While the exact routes that construction trucks would use would depend on the location of the available disposal sites” isn’t adequate or acceptable. Assumptions must be made regarding most likely disposal sites and routes to those sites and what additional cumulative impacts these routes (and 9,166 trucks) will create. The EIR must provide a MAP of the route to be used for hauling soil, all the way from the departure point at 8 Washington to the final destination(s) with an explanation of where trucks will drive and what restrictions there are on hours, size of payload, safety, etc. for the various streets, highways and bridges they will travel on. If the options include trucking the soil to San Francisco’s southern waterfront to transfer it to barges, then this needs to be disclosed and analyzed, including the potential routes and destinations of those barges.
In addition, to accurately compare the environmental impacts of the project sponsor’s ‘Preferred Project’ to the “No Project” alternative (energy consumption, traffic impacts, air quality degradation, etc.), one needs to know not only the destination of the approximately 9,166 dump truck trips but also the average miles per gallon of a typical dump truck. For instance, if the final destination for the soil was 100 miles away and a typical dump truck averages 8 miles per gallon of diesel fuel, then:

9,166 truck trips X 200 miles per round trip = 1,833,200 miles for all dump trucks;

1,833,200 gallons/8 MPG = 229,150 gallons of diesel fuel that would be burned.

In other words, the city’s choices would be:

229,150 gallons of diesel fuel used to transfer 110,000 cubic yards 1,833,200 miles

VS.

ZERO (O) gallons of diesel fuel used if the NO PROJECT alternative were approved.

E. Importance of accurate, detailed information re: the construction process.

Given the above discussion, it is clear that the construction schedule set forth in the DEIR is inaccurate at best and has led, in many cases, to the significant understating of major negative impacts associated with this project. The lack of a detailed discussion of some of the key aspects of the construction process, e.g. the route and destination of 9,166 dump trucks, is also highly problematic.

Without a complete and thorough analysis of the impacts of a of an overall construction schedule that is TWICE AS LONG as the one analyzed in this DEIR, city officials will be missing much of the critical information they need to determine whether or not the developer’s ‘Preferred Project’ is necessary, desirable or feasible. A complete and factual analysis of this issue must be included in the next draft of the EIR which, given this and other major inaccuracies and omissions (see below), should be recirculated in draft form.

II. THE DEIR FAILS TO DISCUSS OR ANALYZE ANY CRITICAL HOUSING ISSUES RELEVANT TO 8 WASHINGTON OR UNIQUE ENVIRONMENTAL AND ENERGY IMPACTS THOSE HOUSING ISSUES CREATE.

A. Impacts of the project on the City’s Housing Needs were Not Analyzed in DEIR. The DEIR states that potentially significant impacts to Population and Housing will not be discussed because the 2007 NOP/Initial Study found that the proposed project would not adversely affect them. Unfortunately the DEIR lacks the basic information needed to reach such a conclusion and, as we will demonstrate, an objective review of relevant 2008-2011 housing data contradicts this conclusion.

The world, particularly regarding housing, has changed radically since 2007. Relying on housing and population information from 2007 ignores the financial and housing meltdown of 2008 and is simply indefensible. In addition, back in 2007, the EIR consultants were relying on stale, seven-year-old census data while today they have access to a multitude of fresh 2010 census data. No one can dispute that the housing environment today could not be more unlike the housing environment in 2007.
By relying solely on pre-2008 housing data from the 2007 NOP/Initial Study, this DEIR lacks any of the basic information needed to conclude that this project would not have adverse effects on Population and Housing and must now revisit and thoroughly analyze these issues.

B. The DEIR fails to analyze how the type and price of housing proposed for
8 Washington determines whether or not it meets the city’s housing needs.

One of the project objectives (Pg II.14) is to “help meet projected City housing
needs.” How is that possible, given the fact that the developer has publicly stated
that these will be “the most expensive condominiums in the history of SF” ? With a
$345,000,000 project cost , 8 Washington’s 165 units will cost $2.0 million a unit
just to build . To secure financing and a ‘reasonable’ profit, each unit will have to
sell for $2.5-$5 million with penthouses selling for $8-$10 million.

Nowhere in the DEIR is ANY of this discussed. There is no analysis of how these
very high sales prices will determine who lives at 8 Washington (e.g. how many San
Francisco families could afford these prices?) and how the incomes of these new
residents ($250,000 to over $1 million/year) will dramatically change a number of
the environmental impacts of the project, with major implications for sustainability
and energy use, among other things.

The final EIR must state the average cost to build each unit and the range of
sales prices expected so that public officials can assess for themselves whether
the proposed condos will or will not “help meet projected City housing needs.”

The 2009 Housing Element, signed into law by Mayor Ed Lee on June 29, 2011, states that 61% of the housing need in San Francisco is for below-market-rate housing—serving families making 30-120% of Area Median Income (AMI), and only 39% of the city’s housing need is for market rate housing (120% to 500+% AMI).

As Planning staff and Commissioners know from their Housing Element discussions, the luxury condos proposed for this project are so expensive they will not help the city meet its current unmet housing needs. If this project objective (Pg II.14) is left in the final EIR, it should include a note explaining that the project, as proposed, is unlikely to meet this objective for the following reasons:

Condominiums selling for $2.5 million and more fall into the one segment of the city’s housing market that is currently overbuilt and has historically been over represented in relation to the state’s Regional Housing Needs Allocation (RHNA) goals that underpin the updated 2009 Housing Element of the city’s General Plan. An ABAG report on housing needs vs. housing production in SF (1999-2006) that came out in 2007—a report that should have informed the 2007 NOP/Initial Study for 8 Washington—states RHNA Allocations (Goal), Permits Issued (Permitted) and % of Allocation Permitted (% of RHNA Goal) by income category as follows:

Table 2: SF Housing Production (1999-2006)*

Housing Type  Very Low    Low              Moderate       Market Rate
by Income    Income Income Income           Housing
____________________________________________________________________________________________________________
% of AMI:    21-50% 51-80% 81-120%         120-500+%
Annual income: [21-50K] [57-81K] [85-123K]   [123K-$1million+]
———————————————————————————————————-
·RHNA Goal (units)   5,244       2,126   5,639                7,363

·Permitted 4,203 1,101 661 11,474

·% of RHNA Goal 80% 52% 12% 156%

* from a 2007 ABAG report entitled: A Place to Call Home

A chart like this, showing housing goals by income group (based on RHNA numbers from the State Office of Housing and Community Development), must be included in the DEIR so public officials can analyze what portion of the city’s unmet affordable and middle income housing needs, if any, the proposed project would meet. It illustrates something local housing experts have long known, that the city consistently comes in well above its RHNA goals for market rate condos, and has historically fallen short of its goals in all other categories for affordable housing, the housing that serves the 61% of San Franciscans that cannot afford ‘market rate’ housing.
C. Dramatic changes to the San Francisco housing market since the 2007 NOP/ Initial Study were not acknowledged and analyzed in the DEIR. All the traditional (pre-2007) sources of funding for the city’s affordable housing programs have dried up since the 2008 housing crash. Redevelopment tax increment funds will either be significantly reduced to pay the state to avoid closure of the SF Redevelopment Agency, or they will be eliminated altogether. Proceeds from the state’s $2.8 billion Affordable Housing Bond (Prop. 1C) are all spent. The federal Low Income Housing Tax Credit, a major source of funding for affordable housing, is under attack by House and Senate Republicans and may not survive.

This indicates that San Francisco won’t come close to meeting its pre-2007 affordable housing production levels until we find a new permanent local source of funding for affordable housing. How long will that take? The DEIR must address this issue.

Another chart that must be included in the DEIR shows the city’s RHNA goals by income category combined with a summary of a recent SF Business Times (6/24/2011) chart showing all San Francisco residential projects under construction, permitted or in the planning pipeline . Such a chart would look something like Table 3 below:

Table 3: Where does the city need help in meeting its RHNA goals?

          Extremely Low       Very Low            Low             Moderate          Market Rate
                 Income          Income           Income            Income               Housing
         Below 30% AMI          31-50%            51-80%           81-120%              120-500+%
    [21K-30K]         [35K-50]        [57K-81K]      [85K-120K]        [120K-$1M+]
____________________________________________________________________________________________________________

RHNA      439/yr.                   439/yr.           738/yr.            901/yr.                    1,632/yr.
Goals:      10.5%        +          10.5%      +      18%        +     22% = 61%           39%
# of units                    of total        of total
% of goal
                             All Affordable Categories Combined            Market Rate_

Underway: 470 units 1,557 units

Approved: 8,751 units 30,878 units

In Pipeline:                   780 units                     4,184 units
________________________________________________________________________
                          10,000 units             36,619 units
            or                     or
          21.5% of all units                 78.5% of all units

56% of RHNA goals 300% of RHNA goal
in all affordable categories in market rate category
Some version of Table 3 must be included in the revised DEIR to help public officials determine whether the significant negative environmental impacts this project creates are outweighed by the ‘need’ for the type of housing that 8 Washington provides given the priorities set forth in the Housing Element of the General Plan and what the above-mentioned SF Business Times chart tells us about likely housing production for each segment of the city’s housing needs (from 2011-2014).

Table 3 demonstrates that in a few years, if nothing changes, the city will have approved and built out 300% of its RHNA goal for Market Rate projects (such as 8 Washington) but only 56% of its RHNA goals for all other housing that serves San Franciscans making 30% AMI to 120% AMI. But given what we now know about the current lack of funding for affordable housing, the exact opposite of what was true in 2007 (when the city had significant amounts of Redevelopment tax increment and other affordable housing funds), many of the affordable housing projects listed by the Business Times are now on hold and unlikely to come on line by 2014. This means the mismatch between market rate (39% of need but 300% of production) and all categories of affordable will be even greater than Table 3 indicates.

To be fair, one could argue that some of the market rate housing on the Business Times chart may not be built soon either given that banks have been reluctant to lend money lately. However, a recent article in the SF Chronicle (8/11/11) entitled “Rents Go Through Roof” indicates that the city’s housing market is roaring back; Dennis Robal, property manager with Chandler Properties, reports “Noe Valley apartments that were $2,000 a month a year ago are now going for $2,400”. These kinds of increases, driven by new renters from the tech sector, are prompting major increases in investments by financial institutions in new rental housing.

Regarding the condo market, the one group of potential condominium buyers that
have not suffered financially from the economic meltdown are the very people who
caused it, the Wall Street investors, derivatives specialists, hedge fund managers,
etc. who are now making record salaries and bonuses. These are some of the people
8 Washington will be marketing to because they have the cash to spend $2.5-$10
million on a second, third or fourth home in San Francisco.

NONE of this housing analysis appears in the DEIR yet including it in the DEIR is
critical to the ability of public officials to make informed, rational decisions on this
project, particularly claims by the developer that this project will “help meet
projected City housing needs”. The information and analysis described above is
necessary to allow city officials and all readers to determine accurately and
objectively what portion of San Francisco’s unmet affordable and middle income
housing needs, if any, 8 Washington would meet.

Each year, as the City assesses how well it is meeting its RHNA (state) housing goals, the one area that has consistently over produced is high-end market rate housing affordable to people making $250,000 to $1 million+ a year.
How does building second, third and fourth homes for this demographic “help the city meet its housing needs?”

The unmet housing needs in San Francisco are for people making from 30%-50% of median income all the way up to 100-120%, not people making $250,000 to $1,000,000+ a year (200-500% or more of area median income). The DEIR needs to discuss the following questions to be considered complete, adequate and accurate, questions such as:

How does this project relate to the objectives, policies and goals of San Francisco’s recently enacted 2009 Housing Element of the General Plan?

What portion of San Francisco’s affordable and middle-income housing needs will this proposed project actually meet?

How many other projects under construction, approved or in the pipeline (see June 24,
2011 SF Business Times chart) will meet the needs of San Franciscans who can afford market rate housing vs. those that meet the needs of the 61% of SF residents needing below market housing?

What percentage of “residents” of these condos will be using this housing as their primary residence vs. as second, third and fourth vacation homes?

Given that numerous studies show transit use goes down as income goes up,
how likely is it that these new owners will use public transit?

Again, the answer to each of these questions provides critical information that public
officials need to assess for themselves whether the proposed condos will or will
not “help meet the projected City housing needs.”

Everything that’s happened since the 2008 economic/housing meltdown has made our housing problems worse, something the DEIR doesn’t attempt to analyze, arguing instead that a 2007 NOP/Initial Study—competed a year before the housing bubble burst—absolves it of all such responsibility, an argument that is factually absurd.

D. The DEIR fails to acknowledge, measure or analyze the unique environmental impacts generated by owners who can pay $2.5 to $10 million for luxury condos.

Building housing for this demographic has measurable impacts on transit and energy use that were not included in the DEIR. We know from national studies that low-and middle- income residents are far greater consumers of public transit than people with higher incomes. Imagine how much different public transit use will be when this inverse relationship includes people who can afford $2.5-10 million condos that come with 1-for-1 parking (costing almost $100,000 a space to build).

But a far greater environmental impact than driving private cars was not addressed in this DEIR, an impact resulting from lifestyle differences one can anticipate with some members of this highest of high-end demographics: owning and/or using private jets.

It’s reasonable to assume that five of the 165 condo buyers at 8 Washington (just 3% of all buyers) are Wall Street hedge fund managers, derivatives traders or venture capitalists using these condos as second, third or fourth homes. It’s also reasonable to assume that these five buyers will use their condos 1.5 times a month on average and commute to and from SF aboard private business jets, a perfectly rational assumption for Wall Street executives making tens of millions in salary and bonuses each year. Why would they fly private jets rather than take Southwest…because they can. The fact that a handful of people that are this wealthy will buy units at 8 Washington must be factored into any environmental analysis of a project that will explicitly market to this high-end demographic. That analysis must include, among others, the following:

Table 4: The Jet Fuel Burn Rate for Luxury Condominiums
___________________________________________________________________________
Mid to large size business jets used to fly cross country (e.g. Hawker 800XP, Gulfstream G2/G3, Bombardier Global Express) average 400 gallons of jet fuel per hour and take six hours to fly New York to SF and five hours to fly back for an 11 hour round trip :

     · 11 hours X 400 gallons per hour = 4,400 gallons of jet fuel per trip
          a typical family car burns 1,200 gallons of gas per year so one flight from
          NYC to SF equals almost four years of driving a typical family car.
               ————————————————————————————————————————————————————————————————————-

        · 1.5 trips/mo. = 6,600 gallons/mo. X 12 mo. = 79,200 gallons of jet fuel/year

————————————————————————————————————————————————————————————————————-
Using our example of 5 residents, the numbers over one year and 20 years are:

· 5 X 79,200 gallons/per year = 396,000 GALLONS OF JET FUEL A YEAR or
equivalent to driving a family car 330 years, A THIRD OF A MILENNIUM, per year.

· 396,000 gallons/year X 20 years = 7,920,000 GALLONS of jet fuel in 20 years
equivalent to driving family car 6,600 years, OVER 6 MILLENIUM, in 20 years.

Given these condos cost $2+ million to build and will sell for $2.5 to $8 million or more, it seems quite reasonable to assume a mere 3% of these buyers—just five (5) buyers out of 165 —will be part-time residents wealthy enough to commute to San Francisco by business jet. If this is a reasonable assumption , then the DEIR must include the mathematical calculations above to show the true energy costs of this project. In fact, it would also be reasonable to assume a few other buyers will use private business jets to commute from LA, San Diego, Denver, etc. The only way to prevent this, forbidding buyers to own or use corporate jets, is of course impossible.
This is just one example of how housing prices—and who lives in that housing—greatly changes environmental impacts and why this analysis must be included in the DEIR for 8 Washington. As condo prices reach $2.5-10 million, it’s reasonable to assume a number of buyers will use them as a second, third or fourth homes and that some of those buyers will travel here by jet, not car or public transit. On the other hand, if units at 8 Washington were affordable or market rate rental or affordable-by-design condos (80%-150% AMI), it’s very unlikely any of its residents would own or use business jets. Price does matter with regard to energy consumption and transit use.

Given these facts, the 8 Washington DEIR must analyze such questions as:

How many solar panels do you need to make up for 396,000 gallons of jet fuel per year?

How many low flow toilets make up for 396,000 gallons of jet fuel per year?

How many double pane windows make up for 396,000 gallons of jet fuel per year?

How many on-demand hot water heaters make up for 396,000 gallons of jet fuel per year?

Looking at the longer term impacts of this excessive consumption of energy resources:

How many solar panels compensate for 7,920,000 gallons of jet fuel over 20 years?

How many low flow toilets make up for 7,920,000 gallons of jet fuel over 20 years?

How many double pane windows make up for 7,920,000 gallons of jet fuel over 20 years?

How many on demand water heaters make up for 7,920,000 gallons of jet fuel over 20 years?

Having this information in the DEIR is necessary for the Planning Commissioners or Board of Supervisors to make informed decisions about 8 Washington, especially when the project sponsor keeps touting it as state-of-the-art, sustainable, LEED certified (at Gold or Platinum level), etc. When added to the project sponsor’s insistence on building a 420-car underground (below sea level) garage, one has to question how one can call this a model of sustainable development or let the DEIR include sustainability as a project objective.

Unless the DEIR seriously and objectively addresses questions of how the price of housing and who lives in that housing impacts environmental sustainability, we risk creating a backlash against things like LEED certification and terms like “sustainability”. They could easily become just another example of slick marketing and “greenwashing”. Everyone agrees that building 10,000 s.f. McMansions in the Sierra Foothills on 2-acre lots—even if they’re LEED certified at the highest level—is NOT sustainable development. Why is it any less absurd to use “green” and “sustainable” to describe $2.5-$10 million condos built as second and third homes for extremely wealthy part-time residents, some of whom commute from their primary residence by private jet?

The DEIR must provide public officials with the data and information they need to analyze all the significant impacts that units this expensive have on the environment. With this information, decision makers might choose to require a much smaller garage or no garage at all (insisting on more efficient use of nearby existing garages). They might also choose to support a much smaller project or no project at all, based on the lack of demonstrable need for this housing type and all the other negative impacts described above. But they cannot make any of these decisions in a rational and objective manner without all the facts, many of which are missing from this DEIR.

E. The DEIR confuses project “objectives” with city mandated requirements with regard to Inclusionary Housing, then fails to discuss any of the relevant issues around this city policy.

The project objective (Pg II.14) that talks about the project’s ability “to help meet
projected City housing needs” reads in full:

“To develop a high-quality, sustainable and economically feasible
   high-density, primarily residential, project within the existing
   density designation for the site, in order to help meet projected
   City housing needs and satisfy the City’s inclusionary affordable
         housing requirement;”

Satisfying the city’s inclusionary affordable housing requirement, for this or any market rate housing development, IS NOT an Objective, and stating it as such is misleading. It is, in fact, legally mandated by city ordinance. The developer doesn’t have a choice in the matter and it should be stricken from this Objective. However, this reference to inclusionary housing leads one to ask several questions that are never addressed in the DEIR but should be. An Inclusionary Housing section must be added that answers questions such as:

What are the specific requirements for including permanent below market rate (BMR) units in all market rate projects and how many would be required on-site for this one?

Did the developer ever consider building on-site BMR units and if not, why not?

If the developer did consider and reject on-site BMR units, why?

If the developer has decided to pay the in-lieu affordable housing fee, what would it be and how and where (e.g. within a 1-mile radius of the project) would it be spent?

Given that the in-lieu fee charged developers to buy out of providing BMR units on-site is based on construction costs and sales prices for “average” condos, how will the extraordinarily high construction costs and sales prices for these condos impact the in-lieu fee? If it doesn’t impact the fee, would an appropriate mitigation measure be amending the Inclusionary Housing policy so that it does?

Mentioning the inclusionary requirement as part of an objective stating that the project seeks to “help meet projected City housing needs” is misleading and inaccurate. It tries to infer that the funding for 30 affordable units provided by the developer’s inclusionary requirement is helping to meet this objective when, in fact, relying on inclusionary payments to advance the city’s affordable housing goals will only drive the city further out of compliance with its state mandated RHNA goals. The following example clearly demonstrates the validity of this claim:

TNDC’s proposed affordable family apartment project at Eddy and Taylor Streets is typical of the projects now stalled in the city’s affordable housing pipeline due to the lack of affordable housing funding from traditional sources. But the Eddy and Taylor project is a 150 unit development, not 30 units. For it to go forward, you would need the inclusionary housing funds from FIVE market rate projects like 8 Washington. What would that do to San Francisco’s RHNA goals:

         If: 165 market rate units are needed to fund 30 affordable units,
Then:   825 market units (5X) are needed to fund 150 affordable units (975 total units).

         If: out of a every 975 new housing units, 825 are market rate & 150 are affordable,
   Then: for each new 975 units built in SF: 85% are market rate, 15% affordable.

But the 2009 Housing Element of San Francisco’s General Plan (based on the state RHNA goals) calls for 39% OF NEW HOUSING TO BE MARKET RATE (NOT 85%). Relying on Inclusionary Housing off-site payments to fund affordable housing clearly runs counter to the housing production goals set forth in the 2009 Housing Element in the General Plan as well as the RHNA goals for San Francisco established by the state of California. Furthermore, as SB375 Sustainable Development funding criteria begins influencing state funding decisions, by driving our RHNA numbers toward 85% market rate, projects like 8 Washington could jeopardize San Francisco’s ability to apply for and receive state and federal infrastructure and transit funding.

The only way to bring San Francisco’s housing production numbers back into line with the goals in the Housing Element (and RHNA numbers) is to create a new local permanent and dedicated source of funding for affordable housing. These relevant facts regarding the impacts of inclusionary housing must be included in the DEIR.

III. THE DEIR IGNORES THE GENTRIFICATION/DISPLACEMENT IMPACTS OF THIS PROJECT THAT WILL RESULT IN THE LOSS OF HUNDREDS OF RENT CONTROLLED UNITS IN THE GOLDEN GATEWAY BY ENCOURAGING THE FURTHER HOTELIZATION OF ITS 1,200 RENTAL APARTMENTS

The other ‘partner’ in this project is Timothy Foo, who bought Golden Gateway from Perini Corp. about 20 years ago. Only 20% of the 8 Washington site is on Port land, while 80% of the site is on land owned by Mr. Foo and currently occupied by Golden Gateway’s community recreation center. However, Mr. Foo’s only mention in the DEIR is in a footnote to the first sentence of the Introduction which states: “On January 3, 2007, an environmental evaluation application (EE application) was filed by San Francisco Waterfront Partners II (the “project sponsor”) on behalf of the Golden Gateway Center*”. That footnote says “*Golden Gateway Center, Authorization Letter from Timothy Foo, December 27, 2006”).

In addition to violating the original Golden Gateway development agreement that required Perini (and future owners) to preserve the recreation center in exchange for deep discounts in land prices charged by Redevelopment, for some time now Mr. Foo has also been converting rent controlled apartments in the Golden Gateway to short term rental use (e.g. on one floor of a high-rise tower, a third of the units are rented this way). These conversions have been documented by the Golden Gateway Tenants Association, the Affordable Housing Alliance and the San Francisco Tenants Union. While such conversions are not unique to the Golden Gateway Center (see attached Bay Citizen article), they are illegal and violate city zoning, rent control and apartment conversion ordinances.

The DEIR must address this issue by posing the following questions to Mr. Foo and incorporating his answers into the DEIR. He must provide this information because as the owner of 80% of the underlying land that comprises the 8 Washington site, he has had and continues to have a direct financial stake in this project. He must be asked the following questions:

How many of Golden Gateway’s 1,200 rental apartments are currently being used as hotel rooms and/or short-term rentals and/or rented to persons other than those using them as primary residences or directly related to the person residing there (e.g. corporations, business organizations, apartment brokers).

Has Mr. Foo consulted with either the Rent Board or the Planning Department as to the legality of his use of apartments in Golden Gateway as hotel rooms or short-term rentals under applicable city zoning codes, the San Francisco Rent Control ordinance or the city’s Apartment Conversion Ordinance?

Upon receiving and analyzing this information from Mr. Foo, the DEIR must then answer the following questions:

Is the ‘hotelization’ of Golden Gateway and other large apartment complexes likely to increase with the approval of 8 Washington, a development that:

a) builds 165 high-end luxury condos ($2.5 – $10 million each)
on Mr. Foo’s property—creating a much more upscale
environment adjacent to his Golden Gateway apartments;

b) provides Mr. Foo with $10-15 million (what he’s likely to
be paid for his 80% of the site) that can be used to upgrade
his rent controlled apartments at Golden Gateway in order to attract even more higher paying hotel users; and

c) if no mention of these conversions is made in the DEIR, after these written comments have been submitted, will send a clear
message to Mr. Foo and others that the City has no intention of
enforcing its own zoning, rent control and apartment conversion
ordinances, thereby encouraging even more conversions.

If conversions like those at Golden Gateway are not stopped soon, the city is at risk of losing thousands of residential apartments in its downtown neighborhoods.

What kind of mitigations would prevent the further hotelization of the Golden Gateway’s 1,200 rent controlled apartments?

With larger apartment complexes such as Golden Gateway, Parkmerced and Fox Plaza, owners get around the current prohibition on renting residential apartments for less than 30 days as hotel rooms (an action that is legally prohibited by the San Francisco Apartment Conversion Ordinance) by leasing them for more than 30 days to third parties (e.g. corporations, apartment brokers). These intermediaries then rent the apartments for anywhere from a day or two to a few weeks to a month or two.

A simple amendment to the Apartment Conversion Ordinance that changes “you cannot rent an apartment for less than 30 days” to “you cannot rent or occupy an apartment for less than 30 days” would prevent Golden Gateway and others from renting apartments for anywhere from a few days to up to four weeks. Preventing 30-60 day rentals would be a more complicated matter.

The DEIR must address how constructing 8 Washington could encourage, help fund and accelerate Mr. Foo’s conversion of the 1,200 units at Golden Gateway from rent controlled apartments to hotel use as well as the impacts this would have on the city’s housing goals as set forth in the San Francisco’s 2009 Housing Element and its RHNA goals. For instance, if we’re converting housing to non-housing (hotel) uses as fast or faster than we are creating new housing units, we will never dig ourselves out of our current housing crisis and that outcome would have catastrophic impacts on the environmental and economic sustainability of San Francisco as a city.

The DEIR must also describe, in detail, the kind of mitigations (see above) that, if enacted, could mitigate the potential impact of losing more that 165 rent controlled apartments at the Golden Gateway, erasing the gain, on paper, of 165 luxury condos.

IV. FREQUENT USE OF THE WORD “PRIVATE” AS A MODIFIER OF THE GOLDEN GATEWAY RECREATION FACILITIES THROUGHOUT THE DEIR IS BOTH MISLEADING AND INNACCURATE IN LIGHT OF THE RECENT PRIVITIZATION AND FEE STRUCTURES IMPOSED ON THE CITY’S “PUBLIC’ RECREATION FACILITIES AND SWIMMING POOLS.

The current fee structure for public recreation facilities in San Francisco results in situations where the cost of attending ‘public’ pools can often exceed fees charged by the “private” Golden Gate Tennis & Swim Center (GGTSC).

The use of the term “private” in this context throughout the DEIR appears to be an attempt to justify the loss of GGTSC facilities for the 3-4 years that it would be shut down if the “preferred project” were approved (see section I.A for actual construction schedule) as well as the permanent loss of five of nine tennis courts, the basketball court and the current, family-friendly ground level swimming pools, Jacuzzi and open space.

In the past, the city’s public recreation facilities, including its swimming pools, were “public” in every sense of the word—open long-hours, open 6-7 days a week and “free” to residents. In recent years, however, the San Francisco Recreation & Parks Department has increased resident user fees, reduced hours and increased the privatization of its facilities in response to ongoing budget deficits. Today, both the ‘private’ Golden Gateway facility and ‘public’ pools are open to anyone, anyone who is willing to pay the fees that they charge. Neither is free.

A. The DEIR fails to discuss the privatization of the City’s recreation centers: According to a 7/9/11 SF Chronicle article, the city is now leasing 23 of its 47 recreation centers to outside interests (e.g. nursery schools, private classes) with the city staffing only a dozen (12) of the 47 former “public” recreation centers. Seven (7) of the remaining recreation centers are under renovation and five (5) are vacant, unavailable for any kind of use “because no one has leased them and there is no money for city workers to run them”. Out of a total of 47 city recreation centers, only 12 are staffed by city workers who run programs for residents, many of them for a fee, during reduced days and hours.

The City also runs nine “public” swimming pools in neighborhoods such as North Beach, the Mission, Bayview, Visitacion Valley, etc. These pools used to be open five or six days a week and were free for residents. Today, residents pay $5 for each swim and $7 for adult swim lessons/water exercise. Children under 17 pay $1 per swim and $2 for swim lessons/water exercise ($3 for a swim & a class together).

Active Recreation Facilities: Public vs. Private… is there a difference anymore?

Each time a family of two adults goes to a city pool it costs $10 per visit to swim and up to $14 per visit if they participate in swim lessons or water exercise. If that family went three times a week, it would cost them $120-$168 per month depending upon how many times they took a swim vs. participated in swim lessons/water exercise. That comes to at least $1,440 dollars per year. Additional swim lessons/water exercise classes drive costs of using a “public” pool even higher.

Now imagine a family of two adults living at the Golden Gateway who currently swim every day at the Golden Gate Tennis and Swim Center. At the city’s North Beach (public) pool, it would cost them $200 a month ($10/swim X 20 days) to swim Tuesday through Saturday (the pool is closed Sunday/Monday) and their schedules would have to match specific windows each day when the pool is available for adult lap swimming. Compare that to the two pools at the Golden Gateway Tennis and Swim Center—one just for swimming laps; one for kids, families and seniors that are open seven days a week for longer hours.

B. Comparative Costs. Because our hypothetical couple live at the Golden Gateway Apartments they automatically receive a discounted membership of about $170 per month ($85 each) to use the two pools, full gym across the street and have the ability to reserve tennis courts at $20 per use. Since the Golden Gateway was built (1960’s), residents have always received discounted membership at this facility, one of two community benefits Redevelopment required, along with Sidney Walton Square, in exchange for entitlements to build both the Golden Gateway (1,150 rental units) and the adjacent Gateway Commons (condominiums). Redevelopment felt both amenities were needed to meet the open space and active recreation needs of what was to become one of the densest residential communities in San Francisco and discounted the land for the GGTSC and Gateway Commons in exchange for the owner maintaining an active recreation facility at the GGTSC in perpetuity.

Even for those who don’t get the Golden Gateway resident discount, memberships to the Tennis and Swim Center that don’t include automatic access to the tennis courts cost about $220 a month to swim 30 days a month, the same price two adults would pay to swim only 20 days a month at the North Beach pool, a facility with no gym and only one pool and therefore greater restrictions on when they could swim laps. It should also be noted that over 300 “guests” are admitted free to the Golden Gateway recreation facility each month, a total of 3,000 to 4,000 guests each year. We are not familiar with a similar policy for free guests at the North Beach pool (or any other city pools).

Clearly, the recent privatization and escalating fee structures at the city’s “public” recreation centers/swimming pools have erased any real distinctions between public facilities and private facilities as viewed by local families and residents. But one of 8 Washington’s main justifications for closing the Golden Gateway Tennis and Swim Center for 3-4 years during construction—and downsizing the replacement facility—
is that it is a “private” club maintained for the selfish interests of the few.

Putting aside the fact that 8 Washington’s condos will cost $2 million each to build and will sell for $2.5 to $5 million each and up (for upper floors), making them unaffordable to 97% of all San Franciscans (talk about catering to “the few”), the issue of who uses the current recreation facilities on this site is an important one that the DEIR must address. The similarities outlined above between today’s Golden Gateway recreation facilities and the City’s current “public” recreation centers/swimming pools contradicts the impression created by the DEIR in its current form with so many derogatory references to GGTSC as a ‘private’ club.

It is imperative that public officials have the information outlined above regarding the current costs of “public” recreation in front of them so they can decide for themselves what distinctions, if any, exist in today’s world between this ‘private’ club and so called “public” alternatives. This information is precisely what an EIR is suppose to provide to officials charged with making these kinds of decisions.

For these reasons, we must insist that you provide—in the Comments and Responses document—a clear, complete explanation of this issue, with a chart (see attached for potential template) that compares the facilities, hours, programs and costs to San Francisco residents of the city’s nine (9) “public” swimming pools with the current Golden Gateway recreation facility fee structure. Without such an analysis critical information will be lacking, information that Planning Commissioners, Park and Recreation Commissioners, Port Commissioners and the Board of Supervisors will clearly need as they assess the validity of the developer’s claims about who is served by the current facilities (and what environmental impacts they have) versus those who’ll be served by the proposed project (and its environmental impacts).

Without this information, it will be difficult for these public bodies to make informed decisions as to whether to grant or not grant the conditional use authorizations, upzonings and dozens of separate approvals and permits needed for this complicated and controversial project to proceed.

V. THE DEIR FAILS TO ADDRESS OR ANALYZE ANY OF THE MAJOR ECONOMIC ISSUES RELATED TO THIS PROJECT, ISSUES THAT HAVE SIGNIFICANT ENVIRONMENTAL AND FINANCIAL IMPACTS ON THE NEIGHBORHOOD AND THE CITY.

Several of the project sponsor’s and the Port’s objectives for this project speak to the “economic” benefits of the project for the developers, the Port and the City. The DEIR and other Port documents talk about the need to develop SWL 351 in order to generate revenue for badly needed Port infrastructure work. But the Port’s financial term sheet for this project is unrealistic, misleading and relies on depriving the city of $32 million in general fund dollars as part of a proposed Infrastructure Financing District.

This section addresses the DEIR’s lack of analysis or scrutiny regarding the ‘alleged’ financial benefits of the project as described in the Port’s Term Sheet for Seawall Lot 351 with San Francisco Waterfront Partners (“Term Sheet”) and how that Term Sheet, if executed, would have very real environmental impacts with regard to transit, open space, recreation, housing and population. An examination of the Term Sheet demonstrates that the stream of income on which the term sheet’s finances rely cannot be achieved. An objective analysis of “payments” described in this Term Sheet leads one to a much more pessimistic set of income projections than those presented in the September 23, 2010 Director’s Recommendation to the Port Commission. That report describes three payment sources as follows:

(1) a land lease with annual payments of $120,000 per year;
(2) future payments triggered by resale of condos created by the Project;
(3) a to-be-established Infrastructure Financing District (IFD) that allows
a portion of growth in property taxes to be reinvested in public facilities;

That third source of funding is particularly troubling since it requires a sizeable appropriation of City General Fund revenues ($32 million) by the Port for its own purposes. We will now examine each of these proposed “payment” schemes to determine how realistic they are as well as the potential environmental and economic consequences they create for San Francisco’s residents and taxpayers:
1. Lease Payments. It is easy to refute the likelihood of the $120,000/year lease payment for parcels to be used as open space with related facilities. The second paragraph of Director’s Recommendation (page 5) states: “If engineering and cost analyses deem additional funding is needed to finance agreed upon public improve- ments, the Port agrees to designate some or all of the $120,000 per year park rent to augment financing of these public improvements.” If the developer produces “engineering and cost analyses” showing “additional funding is needed to finance agreed upon public improvements,” the Port will “designate some or all of the $120,000/year in park rent to finance public improvements,” improvements that the developer is responsible for. Suddenly this $120,000 of alleged “rent” could become no rent. Is that likely to happen? You be the judge:

A Little Recent History

The developer of 8 Washington is San Francisco Waterfront Partners, a partnership between Pacific Waterfront Partners and CALSTRS, the same partnership that developed Piers 1½, 3 and 5 across the street. According to the Port’s rent rolls, San Francisco Waterfront Partners makes rent payments for Piers 1½, 3 and 5 of $41,666.67 per month or $500,000 annually. But 90% of this is wiped out by a rent credit of a $450,000 annual rent credit ($37,500.00 per month). This means that the actual rent for Piers 1½, 3 and 5 paid by San Francisco Waterfront Partners isn’t $500,000/year, but $50,000/year or 1/10 of the original rent. Knowing this, it seems highly likely that the Port will grant a similar rent credit to 8 Washington, a credit that it has already offered in the Term Sheet approved last year.

The DEIR needs to discuss this and ask the following questions to help establish for public officials whether or not 8 Washington has the possibility of generating resources to fix up the Port’s historic infrastructure.

Was the $450,000 rent rebate given Piers 1½, 3 and 5 given for “public improvements” in the same way the 8 Washington Term Sheet proposes to give 8 Washington an up-to-$120,000/year (100%) rebate for “public improvements?

How much of this $120,000/year lease payment to the Port is guaranteed?

Based on recent history with this developer (see above box), it would appear that claiming a $120,000 per year lease payment is, at best, a gross overestimate.

2. Future payments triggered by resale of condos (aka increased transfer tax). The second source of payments (around $25 MILLION over life of the lease) involves the developer recording covenants “committing all owners to transfer payments to the Port of ½ percent of sale value for all sales of the residential condominiums and all re-sales of commercial condominiums” (from Director’s Report, Page 4), in other words, a ‘voluntary’ increase in the transfer tax.

This idea of obligating future owners to a special transfer “fee” was already tried, unsuccessfully, several years ago by then Mayor Gavin Newsom’s office as a way to provide ‘stimulus’ for large condo developers with approved projects who were trying to get financing. In exchange for agreeing to binding future condo owners to ‘voluntarily’ pay a 1% increase in the real estate transfer tax (but not calling it a “tax”), the Mayor’s Office proposed relieving the developers of 1/3 of their affordable housing requirement. That idea failed to get off the ground for both legal and political reasons. Regarding this proposal:

How does the Port plan to argue this increase in the real estate transfer TAX is not really a tax and do so in a way that convinces the Pacific Legal Foundation, Howard Jarvis Taxpayers Association and SF Board of Realtors not to sue?
Mayor Newsom’s failed proposal did trigger an multi-stakeholder discussion of a broader, legally defensible strategy, going to the voters for a permanent, across the board increase in the transfer tax on ALL real estate transactions (above the median home price) generating tens of millions of dollars a year for affordable housing. A portion of this new money would fund traditional affordable housing built by non- profit housing development corporations, but a portion would also be available to for-profit housing developers to buy down their affordable housing obligations. All sides agreed to this compromise and to place it on the November 2010 ballot, because it HAD to go to the voters, just as the ½% transfer tax increase proposed in this Term Sheet would need voter approval.

NOTE: The reason that this proposal was not on the ballot that November, as reported in the New York Times, was because Mayor Newsom refused to support it or ANY tax increase, no matter how much support it had, for fear of giving his Republican opponent in the Lt. Governor’s race an issue to use against him in the 2010 election.

If the best legal and political minds in the city couldn’t figure out a way to “voluntarily” increase the real estate transfer tax without going to the voters then, how does the Port propose to do the same thing for 8 Washington now?

3. New IFD Funding Mechanism. The third weak link in this financing plan is the as yet “to-be-established Infrastructure Financing District (IFD) that will allow a portion of growth in property taxes to be reinvested in public facilities.” Port Director’s Recommendation, page 2. While the concept is an interesting one, it is in its infancy in San Francisco. The Board of Supervisors is in the process of setting up a pilot IFD with seven or eight property owners on Rincon Hill to test this model.

To date, citywide discussions about the use of tax increment financing tools, such as the IFD, have linked their use to funding a larger set of neighborhood infrastructure needs and public benefits previously identified through adopted Area Plans such as Eastern Neighborhoods, Market Octavia and Rincon Hill and not for the specific needs of individual projects or developers (e.g. 8 Washington).

Looking ahead, it isn’t hard to imagine the kind of criteria the Board of Supervisors might adopt to determine what developments could avail themselves of IFDs. Those with significant legal, political and financial challenges, such as 8 Washington, would not score well. Nor would projects that dramatically reduce and eliminate active recreation facilities serving middle-income families and seniors for over 45 years. Finally, projects that undo decades old community benefits agreements, provided as part of a Redevelopment plan (e.g. Golden Gateway’s permanent active recreation center), probably wouldn’t pass muster .

Assuming the city eventually creates IFDs in certain circumstances, how does the Port make the case for THIS project, given the growing political and legal opposition to it, the long standing community resource that it destroys and the fact that the Board of Supervisors won’t give up $32 million for it (see below).

4. Diversion of property taxes from the General Fund to the Port. The majority of the 8 Washington/SWL 351 site is NOT Port property, but under the jurisdiction of the City and County of San Francisco. Exhibit A of the Term Sheet shows the boundary of the 0.64 acre under Port control (SWL 351) and the 2.51 acres portion currently privately owned by Golden Gateway on AB168, 171, 291 (80% of the site). SWL 351 (the Port land) is only 20% of the total development site.

While these blocks were under the jurisdiction of the Redevelopment Agency, the property tax increment was diverted from the City’s General Fund to that Agency. Following termination of the Redevelopment project area several years ago, however, ALL property tax revenue from this land flows to the General Fund. The Port now proposes to divert the property tax increment from the portion of this site NOT UNDER PORT JURISDICTION away from the General Fund and to the Port.

The Port Director’s Term Sheet Recommendation on page 6 proposes “a new Port IFD” covering both SWL 351 and the Golden Gate Tennis and Swim Club (WHICH IS NOW ENTIRELY UNDER THE CITY’S JURISDICTION AND TAXING AUTHORITY). Under the “new Port IFD” all the property tax increment from development on non-Port property would be diverted FROM the General Fund TO the Port. Toward the end of the Term Sheet recommendation the Port Director does state that the Board of Supervisors would have to agree to this arrangement, which prompts several questions that should have been asked and answered in the DEIR:

Who from the city, not the Port, agreed to including these IFD financial terms in the Term Sheet?

Which members of the Board of Supervisors were consulted regarding this planned appropriation of property tax revenue from the city’s general fund?

What would lead the Port to think ANY current or future Board of Supervisors would ‘voluntarily’ turn over $32 million in General Fund dollars to the Port, providing a $32 MILLION CITY SUBSIDY FOR LUXURY CONDOS when the Board is struggling with massive budget deficits, layoffs and cuts to vital city programs?

The DEIR must address whether or not this project is financially viable because if it is not, then the public facilities and infrastructure the project has promised to provide cannot be built. The DEIR must also assess the likelihood of the Board of Supervisors turning over $32 million in General Fund monies as a subsidy to the Port for this and other Port projects and analyze what environmental impacts this loss of $32 million to the city would create over time: what parks wouldn’t be maintained, which parks and recreation centers closed, what transit lines discontinued or run less frequently, etc.; actions that would not have been necessary had the city kept that $32 million. Specifically, the DEIR must answer the following questions:

Can 8 Washington’s public facilities (e. g. Jackson Commons, other open space) ever be built with IFD funding, given that:

a) the IFD is predicated on the Port capturing 100% of the tax increment generated by 8 Washington even though the Port only owns 20% of the site, and

b) according to recent testimony before the Planning Commission by Michael Yarne (OEWD), under state law IFD’s are prohibited on land that “is currently, or was previously part of a redevelopment area”?

Under what circumstances does the Port anticipate that the current (or a future)
Board of Supervisors would voluntarily give up its 80% of this tax increment
($32 million out of $40 projected by the Port) to fund public improvements for
LUXURY CONDOS at 8 Washington or other Port projects?

Has the Port had any discussions with the Board of Supervisors regarding this?

If so, what was the Board’s reaction?

Has the Port or project sponsor had state legislation passed (or introduced) that
provides the necessary waivers from the current state prohibition against
setting up IFD’s in former redevelopment areas?

Again, this is information that public officials must have to make informed, objective
decisions about the impacts of this project.

VI. THE DEIR FAILS TO DISCLOSE THAT 8 WASHINGTON IS THE FOURTH ATTEMPT TO CONVERT THE GOLDEN GATEWAY TENNIS & SWIM CLUB FROM CITY MANDATED ACTIVE RECREATION USE TO CONDOMINIUMS. IT PRESENTS VERY BRIEF AND MISLEADING INFORMATION REGARDING THE HISTORIC RECORD SUPPORTING THE REQUIREMENT TO PRESERVE THE CURRENT ACTIVE RECREATION FACILITIES ON SITE IN PERPETUITY.

The DEIR addresses this issue very briefly in a footnote on page II.3 that states:

2 The original development agreement governing the Golden Gateway Center Lots required the developer to provide non-profit community facilities as part of the overall development with the Golden Gateway Center. In Section 4 (a) of the Agreement for Disposition of Land for Private Development (“Agreement”) between Perini-San Francisco Associates (the “Developer’) and the Redevelopment Agency, dated August 27, 1962, the Developer agreed to maintain “community facilities of a permanent nature… designed primarily for use on a nonprofit basis” (page 25 of the Agreement). Subsequent to the Agreement, the Agency and Golden Gateway Center (the successor to the Developer) entered into a Second Supplement and Amendment to the Agreement (“Second Supplement”) on March 14, 1976. Section 1(d) of the Second Supplement deleted Section 4(a) of the agreement (page 12 of Second Supplement) and thereby removed the requirement to maintain community facilities on the property in exchange for the dedication of Sydney Walton Park for perpetual use as a public park.

This interpretation of those documents contradicts evidence previously by individuals with intimate, first hand knowledge of those Golden Gateway redevelopment agreements. Those comments are attached as:

Exhibit A: A May 9, 1984 letter from then Mayor Dianne Feinstein that begins:“As a supervisor and as mayor, I have a long history with the redevelopment plan and agree with those who maintain that this site has always been considered set aside for recreation and open space.”

Exhibit B: An August 8, 1990 letter from Robert Rumsey to then redevelopment director Ed Helfeld that states:

“I happened to be Deputy Director of Redevelopment in the late 1950’s and early
    1960’s when the Golden Gateway redevelopment plan was adopted by the city and
    when Perini Corp. was subsequently selected as the developer of the Golden Gateway
    over eight other competitors… I feel it is important to place on the record the view of
    the staff and commissioners of the agency at the time of selection: The provision of that
    open space and recreational space was a significant factor in the selection of the
    Perini proposal. And clearly, the space was presumed to be kept that way in
    perpetuity” (underlining Mr. Rumsey’s).

Exhibit C: A January 24, 2003 letter from Senator Dianne Feinstein reiterating that:

   “I have a long history with the redevelopment area at Washington and Drumm Streets
    and concur with those who believe this space was intended for recreation and open
    space. Please oppose further development of the Golden Gateway Tennis & Swim Club.”

These letters came in reaction to THREE previous unsuccessful attempts to develop the Golden Gateway Recreation Center as condominiums. Those attempts included:

1. Perini Corp. (early 80’s). The original developer of the Golden Gateway project proposed replacing the Golden Gate Tennis & Swim Club (GGT&SC) with a 9-story condominium project, in violation of its original approvals for the larger project that called for the GGTSC to serve as one of two major community benefits (along with Sidney Walton Sq.) in perpetuity. NOTE: This took place after the Second Supplement and Amendment to the Agreement referenced in Footnote 2 (above) was executed. Clearly, then Mayor Feinstein, had a very different interpretation of the Second Supplement than that of the author of Footnote 2 when she says in her letter that “I agree with those who maintain that this site has always been considered set aside for recreation and open space.”

2. Perini Corp. (early 90’s). Again the owners of the Golden Gateway proposed replacing the project’s active recreation center with a condo project. This time, a letter from former Redevelopment Director Robert Rumsey date 8/8/90 provides extensive evidence that the interpretation of events contained in Footnote 2 is neither complete nor accurate. His detailed first hand description of that transaction which took place in the 1970’s is quite instructive. In addition to his comment that:

     “I feel it is important to place on the record the view of the staff and commissioners
      of the agency at the time of selection: The provision of that open space and
      recreational space was a significant factor in the selection of the Perini proposal.
      And clearly, the space was presumed to be kept that way in perpetuity”

his letter states that “if it is now proposed that there is a loophole permitting that space to be invaded by condominiums, I would consider that to be most unfortunate for the city” and describes the land use negotiations that allowed Perini to substitute 155 low-rise condos for the four remaining high-rise rental towers that were suppose to be built as Phase III of the redevelopment plan. According to Rumsey, the agency finally, “albeit reluctantly” agreed to let Perini make this change “because some seven years had elapsed since completion of Phase II and there was otherwise no prospect for building on those long-barren blocks”.

Rumsey then states that the Agency’s October 28, 1975 minutes show the debate over what the Agency should charge Perini for the land that made up Phase III (now Gateway Commons condominiums) focused on “whether it should be $8.45 a square foot, the price established 15 years earlier, or a more realistic 1975 price of $15-$20 a square foot”. He then states:

      “My new successor, Arthur F. Evans, said he might agree with the higher number if
      the land was offered without restrictions, such as requirements of open space. And
      he added: Amenities such as Sidney Walton Square and the Golden Gateway tennis
      courts were on land that was not income producing, and since no one could build
      highrise buildings on this area, its value could be considered zero.”

As a result of this discussion, according to Rumsey, “Evans and the commission agreed to hold the land sales price to the original $8.45 a square foot, as the agency continued to view the open and recreation space to be in perpetuity.”

Based on Rumsey’s letter and substantial community opposition, this second attempt to replace the GGT&SC was defeated.

3. John Hamilton, developer (2003-04). In the mid-90’s Perini sold Golden Gateway to Timothy Foo and a group of investors. In 2003, developer John Hamilton proposed another condo tower on the site. Senator Feinstein’s January 24, 2003 letter was responding to that proposal. After reiterating her conclusion that “this space was intended for recreation and open space”, she goes on to say, “increasing the height of the Club would drastically change the picturesque panorama of the Bay and would create shadow effects on the newly constructed Embarcadero. Further, development of more residential units would increase traffic noise and pollution, and disregard the original understanding between City officials and area residents that open space and recreational amenities should be preserved.”

4. Current 8 Washington Street/SWL 351 proposal is the 4th Attempt (2006-present) to develop condos on this site and demolish the Golden Gateway’s active recreation center, a facility that’s successfully fulfilled its intended purpose for almost 50 years.

In his written comments on 8 Washington’s DEIR dated August 11, 2010, Mr. Edward Helfeld, Director of the Redevelopment during the second attempt to demolish the Golden Gateway Tennis and Swim Club speaks to the original purpose of the facility, how it has successfully served San Francisco’s recreation needs for over four decades and how relatively inexpensive it is compared to other tennis facilities in the city. He also writes that “As Executive Director (1987-1994) I was in total support of retaining Golden Gateway Tennis and Swim Club”.

Any public official or member of the general public reading the current DEIR would have no knowledge of these three previous attempts to build on this site, their outcome and the role former city officials have played in confirming that the Golden Gateway active recreation center was meant to be preserved as an active recreation center in perpetuity. The Comments and Responses to the 8 Washington Street/SWL 351 DEIR must include this historic information in order to be considered accurate, complete and objective.

VII. ADDITIONAL COMMENTS ON THE 8 WASHINGTON DEIR

A. The DEIR’s Introduction presents confusing and conflicting information regarding how, when and by whom environmental review for this project was initiated. The first two paragraphs of the DEIR’s Introduction (pg. Intro.1) raise some troubling questions about how environmental review for 8 Washington was carried out that need to be addressed more completely and forthrightly. The timeline for environmental review is described as follows (quoting from the DEIR):

1. “On January 3, 2007, an environmental evaluation application (EE application) was filed by San Francisco Waterfront Partners II (the “project sponsor”) on behalf of the Golden Gateway Center for a project at 8 Washington Street and the adjacent Seawall Lot 351, which is owned by the Port….(the Port is not a co-sponsor of the proposed project, but has authorized San Francisco Waterfront Partners II to submit an EE application that includes Seawall Lot 351).”

2. “On August 15, 2008, the Port issued a Request for Proposals (RFP) for the development of Seawall Lot 351. Two parties submitted timely proposals: SF Waterfront Partners II and a development group led by Dhaval Panchal (which later withdrew its proposal).”

3. “On November 10, 2008, the Port reissued the RFP for this project.”

4. “On February 24, 2009, the Port Commission authorized Port staff to enter into an exclusive negotiating agreement with SF Waterfront Partners II, finding that the proposal submitted by SF Waterfront Partners II meets the requirements of the RFP and meets the Port’s objectives for Seawall Lot 351.”

It appears from this timeline that the ‘project sponsor’, SF Waterfront Partners, was selected to carry out the 8 Washington project on January 3, 2007 when they were “authorized” (by the Port) to submit an Environmental Evaluation (EE) application officially beginning environmental review. However, there’s no explanation in the DEIR as to why, 18 months later (August 2008), the Port decided to issue an official RFP to select a developer for Seawall Lot 351.

This makes no sense given that Seawall Lot 351 was included in the January 3rd EE application submitted by SF Waterfront Partners (if not as designated developer, then in what capacity?). Then three months later (November 2008), we’re told the Port reissued the RFP with no explanation as to why. Finally, on Feb. 24, 2009, twenty five months after SF Waterfront Partners filed the EE application and began the environmental review process, the Port Commission authorizes staff to enter into an exclusive negotiating agreement with SF Waterfront Partners (SFWP) to develop SWL 351. This raises troubling questions that need to be addressed in the DEIR to give public officials (and the general public) a clearer sense of the appropriateness, completeness and legality of the current environmental review process.

The DEIR must explain:

1. Is this how environmental review is normally sequenced? Is it routine for a developer that has not yet been selected by the Port to undertake a specific project, let alone negotiated an Exclusive Negotiating Agreement (ENA) with the Port for said project, to submit an EE application to Planning for this project that they haven’t yet been selected to develop and then for the Port, eighteen months later, to issue the first RFP to select a developer for the project and have a developer other than the one who submitted the EE respond to the RFP—then drop out (with no explanation why in the DEIR), then have the RFP reissued six months later and then finally,
25 months after the current developer of 8 Washington submitted the EE, the Port finally selects said developer (SFWP) as the official developer of 8 Washington and begins negotiating an ENA? Is this NORMAL procedure?

2. How could the Port authorize SFWP’s EE application without a written agreement designating SFWP as the approved developer of SWL351? Is this standard procedure in these matters?

3. If this EE process was, in fact, legal prior to August 2008, why did the Port reverse course on August 15, 2008 and issue an RFP for SWL 351 (a site already included in the EE application filed 18 months earlier)? Doesn’t the initial applicant in the EE process have to be either the property owner or his designated developer and be able to demonstrate site control? How would that have been possible back in January 3, 2007 for SWL 351?

4. What role did SFWP play in drafting the RFP (and Port’s objectives for SWL351)?

5. What reasons did the second respondent to RFP give for “withdrawing his proposal?”

6. Why was the RFP reissued on November 10, 2008?

7. When on January 3, 2007, the Planning Department accepted an environmental evaluation application (EE) “filed by San Francisco Waterfront Partners II (the “project sponsor”) on behalf of Golden Gateway Center for a project at 8 Washington Street and the adjacent Seawall Lot 351”, was Planning aware that San Francisco Waterfront Partners had not been and could not be legally designated as “project sponsor” for SWL 351 at that time?

8. Why didn’t the fact that SFWP had no legal basis to claim that it was the “project sponsor” for SWL 351 invalidate the EE application? The DEIR states that the Port “authorized San Francisco Waterfront Partners II to submit an EE application that includes Seawall Lot 351” but wouldn’t that imply SFWP would eventually be selected as the developer and discourage other developers from submitting responses to the Port’s August 15, 2008 RFP given that SFWP had been working with Planning staff on the environmental evaluation for 18 months already?

9. Is what happened in January 2007 legal? If not, when did the Planning Department become aware of this problem and what did it do about it?

10. Having now publicly described this chronology in the DEIR, what legal impact does this have today on the environmental and project review process?

11. Would any other developer be allowed to begin the environmental review process on a project for which they had neither been designated developer nor had site control?

These questions MUST be answered in the DEIR given the bizarre and confusing chronology that now appears in it regarding how environmental review was initiated for this project.

B. In other Port documents related to 8 Washington, San Francisco Waterfront Partners II is described as a partnership between Pacific Waterfront Partners (PWP) and California State Teachers Retirement System (CalSTRS). However, the involvement of CalSTRS in this project appears nowhere in the DEIR. Given that CalSTRS has already spent over $23 million dollars in predevelopment funds for 8 Washington, the DEIR must contain some mention of CalSTRS as a member of this partnership and the fact that the same partnership (PWP and CalSTRS) developed Piers 1½, 3 and 5 across The Embarcadero from this site.

Finally, the first sentence of the Introduction to the DEIR refers to the fact that “on January 3, 2007 an environmental evaluation application (EE) was filed by SF Waterfront Partners on behalf of the Golden Gateway Center for a project at 8 Washington”. That footnote references “Golden Gateway Center, Authorization Letter from Timothy Foo dated Dec. 27, 2006.”

For this DEIR to be complete and accurate it must address several key questions including:

1. Who is developing this project? Pacific Waterfront Partners? CalSTRS? Golden Gateway Center (Timothy Foo)? What are their relationships to each other and the proposed project?

2. What precisely is the relationship between these three entities and the Port?

3. What was the understanding between SFWP, Timothy Foo and the Port when SFWP submitted its EE application on behalf of Golden Gateway Center? All three are mentioned in the relevant discussion in the DEIR.

C. The DEIR is inadequate and incomplete due to its failure to include A Community Vision for San Francisco’s Northeast Waterfront. The DEIR is inadequate and biased in discussing the Planning Department’s Northeast Embarcadero Study (NES), while failing to include an equally detailed discussion of the background and recommendations of the study prepared by Asian Neighborhood Design entitled A Community Vision for San Francisco’s Northeast Waterfront, dated February 2011, which was presented to the Planning Commission on July 7, 2011.

The second sentence in the third paragraph of the Introduction states that the purpose of the Northeast Embarcadero Study (NES) was “to foster consensus on the future of Seawall Lot 351 and at other seawall lot properties on the northern waterfront” and leaves the reader with the impression that it succeeded in this goal by stating how many public workshops were held (five) and “on July 8, 2010, the San Francisco Planning Commission adopted a resolution that it ‘recognizes the design principles and recommendations of the Study’ and urges the Port of San Francisco to consider the recommendations of the NES when considering proposals for new development in this area”.

To be accurate and truthful, the DEIR should mention the level of anger and frustration expressed by the majority of the public that attended these five workshops who felt the Port, who was paying for the NES, was dictating its conclusions in order to facilitate the approval of the
8 Washington. For example, when 30-40 people at a workshop opposed the notion advanced by Planning staff that The Embarcadero needed a “hard edge” and that “higher heights” were appropriate for the 8 Washington site and only 6-8 people expressed support for these ideas, the notes from that meeting would later say that opinion was divided on these matters. To its credit, the Planning Department states clearly in the final draft of the NES that they failed in their goal of achieving consensus on the future of SWL 351.

The DEIR needs to include this information to provide a more accurate representation of the outcome of the NES process.

People were so upset by what they perceived as a transparent attempt to ‘justify’ 8 Washington, that they began their own community-based planning process to address the larger issues of reconnecting Chinatown, North Beach, Russian Hill and Telegraph Hill to the Waterfront; healing the wounds left by the ramps to the Embarcadero Freeway by making Broadway, Washington and Clay Streets more pedestrian, bicycle and transit friendly; and fostering consensus on the future of Seawall Lot 351 and at other seawall lot properties on the northern waterfront.

Four major community organizations representing thousands of local residents, small businesses and property owners became the primary sponsors/organizers of this “Community Vision for the Northeast Waterfront” and hired Asian Neighborhood Design to assist them in developing it. These organizations included: Friends of Golden Gateway; Golden Gateway Tenants Association; Telegraph Hill Dwellers and Barbary Coast Neighborhood Association. Stakeholders from Chinatown, Russian Hill, Nob Hill, Fisherman’s Wharf and other neighborhoods also participated.

On July 7, 2010, when the Planning Department staff presented the NES to the Planning Commission, AND and the four sponsors of the “Community Vision for the Northeast Waterfront” were invited to present a summary of their planning work to date.

The DEIR fails to make any mention of the alternative plan created by these four community groups with AND’s help. It needs to describe this study, how it differs from Planning’s NES and include it in the final EIR so public officials can evaluate the merits of both studies for themselves.

The DEIR must describe the reasons why this alternative community planning process was undertaken and include a detailed discussion how the proposed project would or would not conform to each of the recommendations contained in A Community Vision for San Francisco’s Northeast Waterfront?

I am attaching a copy of the AND Study: A Community Vision for San Francisco’s Northeast Waterfront to these comments and ask that it be included in the EIR so that readers and public officials can gauge for themselves if it was more successful in “fostering consensus on the future of Seawall Lot 351 and at other seawall lot properties on the northern waterfront” than the Planning Department’s Northeast Embarcadero Study (NES).

D. The DEIR tries, unsuccessfully, to minimize the loss of iconic views of Coit Tower and Telegraph Hill from in front of the Ferry Building with its argument about ‘episodic’ views and a new claim that “trees” already obscure the views of Coit Tower from in front of the Ferry Building, views enjoyed by millions of tourists, residents and office workers each year. As demonstrated in Figure IV.B-3: View B (page IV.B.7), the height and mass of the proposed project would completely obstruct views of Coit Tower and Telegraph Hill currently seen from the Embarcadero Promenade at the northern end of the Ferry Building. This significant adverse effect on the visual quality and scenic vistas enjoyed by the public puts the project in direct conflict with a number of city and Port planning policies. The DEIR’s conclusion that this would not create a substantial adverse effect on a scenic vista because “Coit Tower and Telegraph Hill would continue to be visible from numerous vantage pointes in the vicinity of the Project site and the City” is a biased and subjective judgment that is not based on fact. This ‘episodic’ argument could be used to claim that NO building ever blocks an important view because if you walk far enough past the offending structure, you might get the view back.
The comment about trees blocking the view of Coit Tower from in front of the Ferry Building must be stricken from the document. I just came from standing at the main entrance of the Ferry Building and I could clearly see Coit Tower and most of Telegraph Hill. While several trees in front of the F-line stop across the street did impede the view around the edges, these trees could easily be pruned to eliminate the problem.

E. The DEIR’s Traffic and Transit Data is Seriously Out of Date.

The traffic data relied upon by the DEIR in reaching its conclusions is incredibly stale, having been based on surveys done in 2006-2007 and with 2000 census data (page IV.D.5 of the DEIR). These studies must be updated. For example, the assumptions made in the DEIR that the existing conditions at the Embarcadero/Broadway and Embarcadero/Washington intersections are “satisfactory” (at LOS D) defy logic. Anyone familiar with the real time conditions at these intersections knows that this assessment could not be based on a factual analysis of current conditions at peak periods which, by the way, often occur on weekends (not studied in DEIR).

Also out of date is the transit information relied upon by the DEIR in reaching its conclusion that the project would not result in significant transportation impacts to transit systems (Impact TR-2), having been based upon data on capacity and utilization of individual MUNI lines from 2007 (page IV.D.9 of the DEIR). This data should also be updated. For example, whoever was responsible for the assumption in the DEIR that the F-Line is not at capacity during peak periods has never ridden the F-line at peak periods. The America’s Cup will only make this worse.

F. The DIER belittles Pedestrian Safety Issues. The DEIR states that: “Conflicts between pedestrians and vehicles could occur at the project garage driveway, which could cause the potential inbound vehicles to queue onto Washington Street. Outbound vehicles would queue inside the garage and would not affect street traffic. Conflicts between outbound vehicles and pedestrians could still occur, but their effect on pedestrians would be reduced because pedestrians on the sidewalk have the right-of-way.” (page IV.D.25). I’m sure the fact that pedestrians have the right-of-way is of great comfort to families of children and seniors who’ve been struck and killed by cars. This statement is insulting and MUST be stricken from the DEIR. It’s also not true.

In the very next paragraph the DEIR makes the following statement about these potential vehicular and pedestrian conflicts at the garage driveway:

“The number of vehicles and pedestrians per minute are relatively small (about one vehicle and three pedestrians every 30 seconds on average) and it is therefore not anticipated that the proposed project would cause any major conflict or interfere with pedestrian movements in the area.” (page IV.D.25)

These numbers translate to 2 cars and 6 pedestrians every minute or 120 cars and 360 pedestrians an hour (or approximately 1,440 cars and 4,320 pedestrians coming into potential conflict in any given 7 am to 7 pm period). The DEIR’s conclusion that such conflict between vehicles and pedestrian movement would be “less than significant” makes no logical sense and is simply not supported by the facts presented in the DEIR.

G. The DEIR must include a new fence around the Golden Gateway Tennis and Swim Club in its NO PROJECT Alternative. Finally, the comments often heard about the “ugly green fence” around the GGTSC reminds us that the DEIR must let the reader know that it is the owner of the property, Mr. Timothy Foo, who is responsible for the ugly “green fence”. First, he has put the GGTSC operator on a month-to-month lease making it difficult for them to make a substantial investment in a nicer fence. Second, Mr. Foo himself stands to gain financially if 8 Washington is approved, so he has no incentive to fix the fence since its unsightliness is being used as an argument for demolishing the current facility. This simplest way to correct this bias would be to:

Include a rendering of the site with a new, attractive fence in the NO PROJECT alternative .

For the reasons stated in this letter, I believe this DEIR is seriously incomplete and inadequate to address the potentially significant impacts of this project. I urge you to revise the document and re-circulate it in draft form.

Sincerely,

Brad Paul

Eric Quezada. Presente.

Jesse Hawthorne Ficks

August 31, 2011

By Roberto Lovato and Jason Ferreira

“I’d love to see a garden of flowers there,” whispered Eric Quezada a few days before his final breath on Earth. Looking like a Guatemalan Quixote, a lanky Eric pointed to the front of his Bernal Heights home with an index finger whittled down by a cancer he’d been fighting ferociously for seven years.

Days later, about 150 people brought pots packed with daisies, bougainvilleas, lavender, lots of red roses — and a bright bouquet of candles to bear witness to the life and friendship of a man who had planted his gentle way into our thoughts, our actions and—most especially—our hearts. To see the tearful and trembling faces of the diverse crowd — former Salvadoran revolutionaries, African American internationalists, soccer buddies made over a lifetime, immigrant rights advocates, Aztec dancers, Guatemalan family members, long time and recent Mission residents, queer leaders and the (Latino) Man Who Would Be Mayor — was heartbreaking. But at the same time we were all shining forth the beautiful Mission that Eric spent a lifetime steadfastly tending to with love.

A true revolutionary, our friend, our brother, who died Aug. 24 at 45, Eric Quezada, lived and died organizing his community, La Misión.

San Francisco and the wider community lost more than just a housing activist, a former candidate for supervisor, and an extraordinarily effective standard bearer of the left. We lost a husband-father-son-brother, a loyal friend and mentor, and a spiritual-political figure whose sources of beauty only became obvious after he gently touched you.

The son of Carlos and Clara Quezada, two Guatemalan immigrants known to many Mission residents as the dynamic duo that birthed two soccer stars (Eric and older brother Carlos) and owned CQ Bike shop on 24th Street, the very soft-spoken Eric lived to bridge the human and the political.

Traveling as a child between a San Francisco on the verge of the silicon revolution-based gentrification wave and wartime Guatemala, Eric developed early on a sense of the emotional and political circuits connecting movements and people on the insurgent continent of América. He grew up hearing stories of very involved and engaged family members like aunt, Ana Maria Quezada, who was arrested for protesting and organizing in Argentina during the 1978 World Cup, and his parents, who lived through the military coup that ousted democratically-elected Guatemalan President Jacobo Arbenz. “I remember hearing stories about Arbenz,” Eric once told us, adding, “—and how the U.S. sponsored the coup.”

Eric’s unique vision was also born out of the racism –and the resistance to it-back home in the Bay Area. Eric often talked of how his mother and he once witnessed two police officers harassing several young African American boys in the parking lot of a convenience store. Clara immediately took the officers to task for their racism, refusing to leave until they left the young boys alone. Eric never forgot his immigrant mother’s courage, her transcendent lesson: always stand alongside those who face injustice.

“Eric is a continuum,” fellow organizer and beloved compañera, Lorena Melgarejo, said. “His beliefs, his commitment didn’t stop in public. They are deep in how he thought about life. As a dad, as a friend, as a lover- that’s who he was,” said Lorena.

After Eric told her when they first met that he didn’t want to burden her with his cancer, Lorena responded: “You have no right to stop your life, you can’t close the door to life!” After that, they were never apart. Embracing life, one filled with no regrets, they fell in love immediately. A few years later, upon the arrival of their beautiful daughter Ixchel, Lorena reminded the larger-than-life, activist father that, “You can’t put your personal life on hold because there’ll always be an event, a meeting or some crisis in the world.”

As was obvious to anyone who really got to know him, one of Eric’s primary connectors to that wider, crisis-filled world of politics and culture was something seemingly apolitical: soccer.

“His politics were like his soccer playing,” explained Eric’s uncle, Edgar, who formed an important part of the Sagastume soccer dynasty in late 20th century San Francisco. “When Eric played, he was cool, but tenacious, hard working. He trained meticulously and never gave up. Eric was fond of saying how he “learned about the politics in different countries—Croatia, Greece, Mexico, El Salvador, England, all kinds—from playing in the San Francisco (soccer) leagues. You learned international relations and neighborhood politics at the same time.”

Such a schooling made Eric a ferocious ally of Central American revolutionary movements including the URNG in Guatemala, Sandinistas in Nicaragua, and the FMLN in El Salvador. These same commitments also served him well as a leader in the Venceremos Brigade to Cuba, where he met Fidel Castro, famously causing the Cuban leader to become nostalgic when asked about his memories of meeting Malcolm X in Harlem. Later, in 2002, he met with Hugo Chávez in Venezuela. They talked about everything from 21st century socialism to baseball. Beaming with the pride that only a lifelong—not fair weather—fan can display, Eric swore that Chávez was a huge fan of the San Francisco Giants.

The eclectic internationalism Eric envisioned and embodied was always two-way. He always strived towards reciprocity. Through Grassroots Global Justice and his work at the World Social Forum in Porto Alegre (Brazil), Eric sought to bring to the international stage the struggles of working class San Franciscans: day laborers, the homeless, people with HIV, and undocumented immigrants.

Eric’s journey reflected that of his mentor and dear friend, the legendary Bill Sorro (who himself died of cancer four years ago this very week). Both Bill and Eric were revolutionaries largely unsatisfied with the traditional rhetoric and disarming anger of the left. “We don’t struggle because we hate, we do so because we love. Yes, we may hate oppression but in the end we are fighting for something, we fight out of a place of love.” Eric never wavered in this.

Eric was a jazz man. A saxophone player, he believed in the art of improvisation and experimentation. At a time when the left was floundering, Eric brought a musical spirit to the necessary work of strengthening dialogue, analysis, and education in the community. He co-founded the Center for Political Education (San Francisco’s equivalent of the legendary Brecht Forum), which has served since 1998 as a catalyst for more effective organizing and as a space to build bridges.

Eric understood the centrality of compassionate bridge-building to political success. And like one of his heroes, Monseñor Oscar Romero, he will in his death rise again in his people. For Oscar Grande, a young community organizer with PODER, a Mission-based Latino environmental and economic justice organization, “Eric was instrumental in bringing radical politics and a visionary spirit to Mission politics,” said Grande.

Eric’s involvement in city politics was less about winning elections and electoral power than about the process of teaching the community how to deal with the powers that be. “He was about ‘let’s re-write the laws and get rid of the bums at City Hall so we can get the things our community needs: housing, open space and recreation opportunities at the material level,'” Grande said. But, according to Grande, who describes Eric as an “older bro/mentor,” Eric’s greatest contribution was spiritual.

“There are fewer and fewer schools of politics, places where you learn how to do politics,” said Grande. “Most of those that are still around in the Latino community are about deal-making, cozying up to the politicians. Eric offered an alternative. The spiritual and the political were always there. Those other fools started from the top-down. Eric started from the bottom up.” This was a key principle of the Mission Anti-displacement Coalition that Eric was instrumental in establishing.

During the last five years of his life, Eric’s bottom-up, interconnecting philosophy was realized at Dolores Street Community Services, a housing and community advocacy organization. For Wendy Phillips, longtime friend of Eric and DSCS Interim Executive Director, Eric was instrumental in securing real housing and other resources for different groups and in connecting DSCS and the Mission to immigrant rights, LGBT rights, and other struggles of our time.

“I think helping create MAC was a huge accomplishment of his because it stopped the massive wave of gentrifying capital entering the Mission. He and MAC mobilized hundreds of people to resist and show the board of supervisors and Mayor that the Mission wasn’t going to go down without a fight.” Their efforts resulted in a community rezoning process that has prioritized the creation of affordable housing in the Mission.

Phillips also noted that, while at DSCS, Eric also spearheaded the creation of the San Francisco Immigrant Legal and Education Network, a network of thirteen organizations that provide free legal services for immigrants, and, of course, advocacy. As if describing his soccer-inspired cosmopolitanism, she said, “Before it became obvious to most, Eric sensed that things were getting really bad on immigration and decided to create SFILEN, which unites Latino organizations, African organizations, Arab organizations, and Asian organizations in an effort to defend immigrants citywide.”

Eric’s defense of — and offensives in — La Mision continues to reverberate in and beyond his beloved neighborhood. “My campaign is really reigniting and reasserting the movement that Eric Quezada helped to build and grow,” said John Avalos, a serious contender in the upcoming Mayor’s race. Avalos, who has dedicated his campaign to Eric and his family, believes that Eric best symbolizes the continuation of the “movement of the people to build power against the downtown forces of gentrification and create livable neighborhoods where people can live with dignity.”

Eric Quezada spent his last days accompanied by loved ones. Along with Lorena, Ixchel and his mother, Eric was tended to and accompanied at his bedside by soccer buddies, family members, his closest personal and political friends, all of whom joined him in taking in the soothing sounds of his favorite music: guitarist friends playing boleros and bossa nova, CD’s of Los Lobos and Jorge Drexler, whose song “Todo Se Transforma,” (nothing is lost, everything is transformed) gave solace to Eric until his final breath. From the vantage point of our present heartbreak, it gives the rest of us hope.

In the lingo of the Latino and Latin American musical and political movements that informed Eric’s thought and action and his life in La Mision, “El Compañero Eric Quezada murio conspirando,” Comrade Eric Quezada died conspiring.

While in English the word “conspire” means to “make secret plans jointly to commit an unlawful or harmful act,” in political Spanish the word has an almost opposite meaning. Conspirar is closer to the Latin roots that combine con, meaning “together,” and spirare, the word for “breathing” and the origin of the word, “spirit.”

In this way, Eric conspired for a better world. After his last breath, he has left us a great spirit. We love you, carnal. Compañero Eric Quezada PRESENTE! La Lucha Continua!!!

(Note: The Community Celebration of Eric Quezada will take place on Sunday, September 25, 2011, 2-5 p.m. at Horace Mann Middle School, 3351 23rd Street

Those wishing to help Eric’s family can donate to the MAF — Ixchel Quezada Education Fund, http://missionassetfund.org/ixchel)

Move youth housing forward

Jesse Hawthorne Ficks

August 30, 2011

EDITORIAL Somewhere between 4,500 and 6,800 young adults in San Francisco are either homeless or marginally housed, according to a 2007 report by the Mayor’s Transitional Youth Task Force. And the city has exactly 314 housing units for at-risk young people who have passed their 18th birthday and are kicked out of the foster housing program. That’s the definition of a crisis — yet two modest projects that would make a small dent in the problem have faced immense obstacles moving forward.

The Booker T. Washington Center and the Community Housing Partnership want to create a combined 74 units of affordable housing for vulnerable youth. But both have endured long delays in the planning process, thanks to opposition for people in upscale neighborhoods who clearly don’t want this kind of housing in their midst.

The Booker T. Washington project finally made it through the Board of Supervisors in July — although the small nonprofit is now facing a lawsuit to stop the housing. The CHP’s plan to build 24 units on the site of the old Edward II Hotel in the Marina comes before the board in September, and may also face litigation.

The supervisors needs to approve the CHP project and send a strong message that this is housing San Francisco needs — and that all group housing for vulnerable populations shouldn’t be confined to a few central city neighborhoods.

Opponents of the CHP project argue that it’s too dense for the neighborhood. That makes little sense: The hotel that the project is replacing once offered 29 rooms, mostly double-occupied. And the majority of those temporary residents drove cars; the majority of the young people served by the project won’t be vehicle owners. So the level of congestion and neighborhood impact should be relatively minor.

The larger issue that both projects reflect is that much of the low-income, transitional and supportive housing in this city has been concentrated in a few neighborhoods. It makes sense to put some housing near services, but there’s no reason why projects that offer on-site support for young people who are transitioning from high school to either college or the job market can’t be spread all over the city. In fact, that’s what the Mayor’s Office initially suggested several years ago when it sought proposals for youth housing projects.

The notion (quietly voiced by some project foes) that transitional youth housing will attract crime isn’t supported by either rational thinking or evidence. Young people who have lived most of their lives in foster homes — and are facing homelessness simply because they have aged out of the system — are far less likely to have legal problems if they’re housed in a supportive environment.

The city needs to be building more of this sort of affordable housing — and a clear vote in favor of the CHP project might encourage other nonprofits to start looking at similar proposals.

The real Leland Yee

Jesse Hawthorne Ficks

August 30, 2011

tredmond@sfbg.com

It’s early January 2011, and the Four Seas restaurant at Grant and Clay is packed. Everyone who is anyone in Chinatown is there — and for good reason. In a few days, the Board of Supervisors is expected to appoint the city’s first Asian mayor.

The rally is billed as a statement of support for Ed Lee, the mild-mannered bureaucrat and reluctant mayoral hopeful. But that’s not the entire — or even, perhaps, the central — agenda.

Rose Pak, who describes herself as a consultant to the Chinese Chamber of Commerce but who is more widely known as a Chinatown powerbroker, is the host of the event. She stands in front of the room, takes the microphone, and, in Cantonese, delivers a remarkable political speech.

According to people in the audience, she says, in essence, that the community has come out to celebrate and support Ed Lee — but that’s just the start. She also urges them not just to promote their candidate — but to do everything possible to prevent Leland Yee from becoming mayor.

She continues on for several minutes, lambasting Yee, the state Senator who lived in Chinatown as a child, accusing him of about every possible political sin — and turning the Lee rally into an anti-Yee crusade. And nobody in the crowd seems terribly surprised.

Across Chinatown, from the liberal nonprofits to the conservative Chamber of Commerce, there’s a palpable fear and distrust of the man who for years has been among San Francisco’s most prominent Asian politicians — and who, had Lee not changed his mind and decided to run for a full term this fall, was the odds-on favorite to become the city’s first elected Chinese mayor.

The reasons for that fear are complex and say a lot about the changing politics of Asian San Francisco, the power structure of a city where an old political machine is making a bold bid to recover its lucrative clout — and about the career of Yee himself.

Senator Leland Yee is a political puzzle. He’s a Chinese immigrant who has built a political base almost entirely outside of the traditional Chinatown community. He’s a politician who once represented a deeply conservative district, opposed tenant protections, voted against transgender health benefits and sided with Pacific Gas and Electric Co. on key environmental issues — and now has the support of some of the most progressive organizations in the city. He’s taken large sums of campaign money from some of the worst polluters in California, but gets high marks from the Sierra Club.

His roots are as a fiscal conservative — yet he’s been the only Democrat in Sacramento to reject budget compromises on the grounds that they required too many spending cuts.

He’s grown, changed, and developed his positions over time. Or he’s become an expert at political pandering, telling every group exactly what it wants to hear. He’s the best chance progressives have of keeping the corrupt old political machine out of City Hall — or he’s a chameleon who will be a nightmare for progressive San Francisco.

Or maybe he’s a little bit of all of that.

Leland Yin Yee was born in Taishan, a city in China’s Guangdong province on the South China Sea. The year was 1948; Mao Zedong’s Communist Party of China had taken control of much of the countryside and was moving rapidly to take the major cities. The nationalist army of General Chiang Kai-Shek was falling apart, and Yee’s father, who owned a store, decided it was time for the family to leave.

The Yees made it to Hong Kong, and since Mee G. Yee had previously lived in the United States and served in the U.S. Army during World War II, he was ultimately able to move the family to San Francisco. In 1951, the three-year-old Leland Yee arrived in Chinatown.

For four years, Yee lived with his sister and mother in a one-room apartment with a shared bathroom while his father worked as a sailor in the merchant marine. It was, Yee recalled in a recent interview, a tight, closed, and largely self-sufficient community.

“The movie theater, the shoe store, the barber shop, food — everything you needed you could get in Chinatown,” Yee said. “You never had to leave.”

Of course, after a while, Yee and his mom started to venture out, down Stockton Street to Market, where they’d shop at the Emporium, the venerable department store. “It was like walking into a different country,” he said. “If you didn’t know English, they didn’t have time for you.”

Yee, like a lot of young Chinese immigrants of his era, put much of his time into his studies — in the San Francisco public schools and in a local Chinese school. “My mom spoke a village dialect, and we had to learn Cantonese,” he said. “Every little kid had to go to Chinese school. We hated it.”

When Yee was eight, his parents managed to buy a four-unit building on Dolores Street, and the family moved to the Mission, where he would spend not only the rest of his childhood but much of his early adult life. He graduated from Mission High School, enrolled in City College, studied psychology and after two years won admission to UC Berkeley.

Berkeley in 1968 was a very different world from Chinatown and even the relatively controlled environment he’d experienced at home in the Mission. “You didn’t protest in school. You’d have been sent home, and your mother would kill you,” he said.

At Berekely, all hell was breaking loose, with the antiwar protests, the People’s Park demonstrations, the campaign to create a Third World College (which led to the first Ethnic Studies Department), and a general attitude of mistrust for authority. “I developed a sense of activism,” Yee said. “I realized I could speak out.”

That spirit quickly vanished when Yee lost faith in some of his fellow activists. “People would work with us, then get into positions of power and use that against you,” he recalled. “A lot of my friends said ‘forget it.’ I left the scene.”

Yee once again devoted his energy to school, earning a masters at San Francisco State University and a Ph.D in child psychology from the University of Hawaii. Along the way, he met his wife, Maxine.

With his new degree, the Yees moved back to San Francisco — and back in with his parents at the Dolores property, where he, Maxine and a family that would grow to four kids would live for more than a decade.

Yee worked as a child psychologist for the San Francisco Department of Public Health, starting the city’s first high school mental-health clinic. He went on to become a child psychologist at the Oakland Unified School District, then joined a nonprofit mental health program in San Jose.

In 1986, Yee decided to get active in politics for the first time since college, and ran for the San Francisco School Board. He lost — and that would be the only election he would ever lose. In 1988, he won a seat, and established himself as an advocate for students of color, fighting school closures in minority neighborhoods. He also tried to get the district to modify its harsh disciplinary rules, arguing against mandatory expulsions.

On fiscal issues, though, Yee was a conservative. For his first term, despite the brutal cutbacks of the recession of the late 1980s and early 1990s, he insisted that the district make do with the money it had. His solution to the red ink: Cut waste. Only in 1992, when he was up for re-election, did he acknowledge that the district needed more cash; at that point, he supported a statewide initiative to tax the rich to bring money to the schools.

The sense of fiscal conservatism — of holding the line on taxes, but mandating open and fair contracting procedures and tight financial controls — was a hallmark of much of his political career. When the Guardian endorsed him for re-election to the board in 1992, we wrote that “there’s real value in his continuing vigilance against administrative fat and favoritism in contracts.”

Over the next four years, Yee worked with then-Superintendent Waldemar “Bill” Rojas, a deeply polarizing figure who pushed his own personal theory of “reconstitution” — firing all the staff at low-performing schools — and later was enmeshed in a scandal that led to prison time for a contractor he’d hired. Yee told me he was the only board member to vote against hiring Rojas, but people who were watching the board closely back then say he didn’t always stand up to the superintendent.

He also became what some say was a bit too close with Tim Tronson, a consultant hired by the district as a $1,000-a-day facilities consultant. Tronson wound up getting indicted on 22 counts of grand theft, embezzlement, and conspiracy in a scheme to steal $850,000 from the schools, and was sentenced to four years in state prison.

In 1998, when some school board members wanted to build housing for teachers on property that the district owned in the Sunset, Yee led the opposition — with Tronson’s help. At one meeting at Sunset Elementary School, Yee went so far as to say, according to people present, that “Tim Tronson is my man, and I rely on him for advice.”

Yee acknowledged that he worked closely with Tronson to defeat that housing project. “He was the facilities manager,” Yee explained, “and I said that I trusted his judgment.”

Yee has either a great sense of political timing or exceptional luck. He ran for the Board of Supervisors in 1996, facing one of the weakest fields in modern San Francisco history. He was the only Chinese candidate and one of just two Asians (the other, appointed incumbent Michael Yaki, barely squeaked to re-election). In an at at-large election with the top five winning seats, Yee came in third, with 103,000 votes.

He was never a progressive supervisor. In 2000, the Guardian ranked the good votes of what we referred to as Willie Brown’s Board, and Yee scored only 43 percent. He was against campaign finance reform. He supported the brutal gentrification and community displacement represented by the Bryant Square development. He voted to kill a public-power feasibility study and opposed the Municipal Utility District initiative. He opposed a moratorium on uncontrolled live-work development.

In 2002, Yee was one of only three supervisors to oppose Proposition D, a crucial public-power measure that would have broken up PG&E’s monopoly in the city. He stood with PG&E (and then-Sups. Tony Hall and Gavin Newsom) in opposition to the measure, then signed a pro-PG&E ballot argument packed with PG&E lies.

When I asked him about that stand, Yee at first didn’t recall opposing Prop. D, but then said he “stood with labor” on the issue. In fact, the progressive unions didn’t oppose Prop. D at all; the opposition was led by PG&E’s house union, IBEW Local 1245.

Yee was particularly bad on tenant issues. He not only voted to deny city funding for the Eviction Defense Collaborative, which helped low-income tenants fight evictions; he actually tried to get the city to put up money for a free legal fund to help landlords evict their tenants. He opposed a ballot measure limiting condo conversions. He opposed a measure to limit the ability of landlords to pass improvement costs on to their tenants.

In 2001, Yee voted to uphold a Willie Brown veto of legislation to limit tenancies in common, a backdoor way to get around the city’s condo conversion ordinance. Only Hall and Newsom, then the most conservative supervisors on the board, joined Yee. At one point, he started asking whether the city should consider repealing rent control.

He opposed an affordable housing bond in 2002, joining the big landlord groups in arguing that it would raise property taxes. Every tenant group in town supported the measure, Proposition B; every landlord group opposed it.

I asked Yee about his tenant record, and he told me that he now supports rent control. But he said that he was always on the side of homeowners and small landlords, and that property ownership was central to Chinese culture. “I was responding to the Chinese community and the West Side,” he said.

He wasn’t much of an environmentalist, either — at least not in today’s terms. He was one of the only city officials to support a “Critical Car” rally in 1999, aimed at promoting the rights of vehicle drivers (and by implication, criticizing Critical Mass and the bicycle movement).

His record on LGBT issues was mixed. While he supported a counseling program for queer youth when he was on the school board, he also supported JROTC, angering queer leaders who didn’t want a program in the public schools run by, and used as a recruiting tool for, the military, which at that point open discriminated against gay and lesbian people.

Yee was also one of only two supervisors who voted in 2001 against extending city health benefits to transgender employees.

That was a dramatic moment in local politics. Nine votes were needed to pass the measure, and while eight of the supervisors were in favor, Yee and Hall balked. At one point, Board President Tom Ammiano had to direct the Sheriff’s Office to go roust Sup. Gerardo Sandoval, who was ducking the issue in his office, to provide the crucial ninth vote.

Yee didn’t just vote against the bill. According to one reliable source who was there at the time, Yee spoke to a community meeting out on Ulloa Street in the Sunset and berated his colleagues, quipping that the city should have better things to do than “spend taxpayer money on sex-change operations.”

It was a bit shocking to trans people — Yee had, over the years, befriended some of the most marginalized members of what was already a marginalized community. “There was one person at the rail crying, saying ‘Leland, how could you do this to us,'” Ammiano recalled.

The LGBT community was furious with Yee. “I didn’t speak to him for at least a year,” Gabriel Haaland, one of the city’s most prominent transgender activists, told me.

Yee now says the vote was a mistake — but at the time, he told me, he was under immense pressure. When he voted for the queer youth program, he said, “the elders of the Chinese community ripped me apart. They called my mother’s friends back in the village [where he was born] and said her son was embarrassing the Chinese community.”

That must have been difficult — and he said that “if I had known the pain I had caused, I wouldn’t have voted that way.” But it was hard to miss that pain his vote caused.

On the other hand, people learn from their experiences, attitudes evolve, we all grow up and get smarter, and the way Yee describes it, that’s what happened to him.

In 2006, when he was running for state Senate, Yee met with a group of trans leaders and formally — many now say sincerely — apologized. It was an important gesture that made a lot of his critics feel better about him.

“He didn’t have to do that,” Haaland said. “People change, and he paid for his crime, and that’s genuine enough for me.”

As a former school board member, Yee kept an interest in the schools — but not always a healthy one. At one point, he actually proposed splitting SFUSD into two districts, one on the (poorer) east side of town and one on the (richer) west. “We strongly opposed that,” recalled Margaret Brodkin, who at the time ran Coleman Advocates for Children and Youth. “Eventually he dropped the idea.”

For all the problems, in his time on the Board of Supervisors, Yee developed a reputation for independence from the Brown Machine, which utterly dominated much of city politics in the late 1990s. His weak 43 percent rating on the Guardian scorecard was actually third-best among the supervisors, after Ammiano and the late Sue Bierman.

In 1998, he was one of the leaders in a battle to prevent the owners of Sutro Tower from defying the city’s zoning administrator and placing hundreds of new antennas on Sutro Tower. He, Bierman, and Ammiano were the only supervisors opposing Brown’s crackdown on homeless people in Union Square.

When he ran in the first district elections, in 2000, against two opponents who had Brown’s support and big downtown money, the Guardian endorsed him, noting that while he “can’t be counted on to support worthy legislation … He’s one of only two board members who regularly buck the mayor on the big issues.”

(He never liked district elections, and used to take any opportunity to denounce the system, at times forcing Ammiano to use his position as president to tell Yee to quit dissing the electoral process and get to the point of his speech.)

In 2002, the westside state Assembly district seat opened up, and both Yee and his former school board colleague Dan Kelly ran in the Democratic primary. Yee won, and went on to win the general election with only token opposition.

His legislative record in the Assembly wasn’t terribly distinguished. Yee never chaired a policy committee — although he did win a leadership post as speaker pro tem. And he cast some surprisingly bad votes.

In 2003, for example, then-Assemblymember Mark Leno introduced a bill that would have exempted single-room occupancy hotels from the Ellis Act, which allows landlords to evict tenants for no reason. Yee refused to vote for the bill. Leno was furious — he was one vote short of a majority and Yee’s position would have doomed the bill. At the last minute, a conservative Republican who had grown up in an SRO hotel voted in favor.

When he ran for re-election in 2004, we noted: “What’s Leland Yee doing up in Sacramento? We can’t figure it out — and neither, as far as we can tell, can his colleagues or constituents. He’s introduced almost no significant bills — compared, for example, to Assemblymember Mark Leno’s record, Yee’s is an embarrassment. The only high-profile thing he’s done in the past several years is introduce a bill to urge state and local governments to allow feng shui principles in building codes.”

In 2006, Yee decided to move up to the state Senate, and he won handily, beating a weak opponent (San Mateo County Supervisor and former San Francisco cop Mike Nevin) by almost 2-1. His productivity increased significantly in the upper chamber — and in some ways, he moved to the left. He’s begun to support taxes — particularly, an oil severance tax — and when I’ve questioned him, he somewhat grudgingly admits that Prop. 13 deserves review.

He’s done some awful stuff, like trying to sell off the Cow Palace land to private developers. But he has consistently been one of the best voices in the Legislature on open government, and that’s brought him some national attention.

Yee has been a harsh critic of spending practices and secrecy at the University of California, and when UC Stanislaus refused in 2010 to release the documents that would show how much the school was paying Sarah Palin to speak at a fundraiser, Leland flew into action. He not only blasted the university and introduced legislation to force university foundations to abide by sunshine laws; he worked with two Stanislaus students who had found the contract in a dumpster and made headlines all over the country.

He’s fought for student free speech rights and this year pushed a bill mandating that corporations that get tax breaks for job creation prove that they’ve actually created jobs — or pay the tax money back. He’s also won immense plaudits from youth advocates and criminal justice reformers for his bill that would end life-without-parole sentences for offenders under 18.

Along the way, he compiled a 100 percent voting record from the major labor unions, including the California Nurses Association and SEIU, and with the Sierra Club. All three organizations have endorsed him for mayor.

Yee told me that he thinks he’s become more progressive over the years. “My philosophy has shifted,” he said.

Yet when you talk to his colleagues in Sacramento, including Democrats, they aren’t always happy with him. Yee has a tendency to be a bit of a loner — he’s never chaired a policy committee and in some of the most bitter budget fights, he’s refused to go along with the Democratic majority. Yee insists that he’s taken principled stands, declining to vote for budget bills that include deep service cuts. But the reality in Sacramento is that budget bills have until this year required a two-thirds vote, meaning two or three Republicans have had to accept the deal — and losing a Democratic vote has its cost.

“You have to give up all sorts of things, make terrible compromises, to get even two Republicans,” one legislative insider told me. “When a Democrat goes south, you have to find another Republican, and give up even more.”

In other words: It’s easy to take a principled stand, and make a lot of liberal constituencies happy, when you aren’t really trying to make the state budget work.

I met Rose Pak on a July afternoon at the Chinatown Hilton. She brought along her own loose tea, in a paper package; the waitress, who clearly knew the drill, took it back to the kitchen to brew. Pak and I have not been on the greatest of terms; she’s called the Guardian all kinds of names, and I’ve had my share of critical things to say about her. But on this day, she was polite and even at times charming.

After we got the niceties out of the way (she told me I was unfair to her, and I told her I didn’t like the way she and Willie Brown played politics), we started talking about Yee. And Pak (unlike some people I interviewed for this story) was happy to speak on the record.

She told me Yee had “no moral character.” She told me she couldn’t trust him. She told me a lot of stories and made a lot of allegations that we both knew neither she nor I could ever prove.

Then we got to talking about the politics of Chinatown and Asians in San Francisco, and a lot of the animosity toward Yee became more clear.

For decades, Chinatown and the institutions and people who live and work there have been the political center of the Chinese community. Nonprofits like the Chinatown Community Development Center have trained several generations of community organizers and leaders. The Chinese Chamber of Commerce, the Six Companies, and other business groups have represented the interests of Chinese merchants. And while the various players don’t always get along, there’s a sense of shared political culture.

“In Chinatown,” Gordon Chin, CCDC’s director, likes to say, “it’s all about personal connections.”

There’s a lively infrastructure of community-service programs, some of which get city money. There’s also a sense that any mayor or supervisor who wants to work with the Chinese community needs to at least touch base with the Chinatown establishment.

Yee doesn’t do that. “He doesn’t give a shit about them,” David Looman, a political consultant who has worked with many Chinese candidates over the years, told me.

Yee’s Asian political base is outside of Chinatown; he told me he sees himself representing more of the Chinese population of the Sunset and Richmond and the growing Asian community in Visitacion Valley and Bayview.

Pak is connected closely to Brown, who Yee often clashed with. For Pak, Brown, and their allies, strong connections to City Hall mean lucrative lobbying deals and public attention to the needs of Chinatown businesses. Then there’s the nonprofit sector.

CCDC and other nonprofits do important, sometimes crucial work, building and maintaining affordable housing, taking care of seniors, fighting for workers rights, and protecting the community safety net. Yee, Pak said, “has never shown any interest in our local nonprofits. We all work together here, and he doesn’t seem to care what we do.” Yee told me he has no desire to see funding cut for any critical social services in any part of town. But he has also made no secret of the fact that he questions the current model of delivering city services through a large network of nonprofits, some of which get millions of taxpayer dollars. And the way Pak sees it, all of that — the nonprofits, the business benefits, the contracts — are all at risk. “If Leland Yee is elected mayor,” she told me, “we are all dead.”

I ran into an old San Francisco political figure the other day, a man who has been around since the 1970s, inside and outside of City Hall, who remains an astute observer of the players and the power relationships in the local scene. At the time we talked, he wasn’t supporting any of the mayoral candidates, but he had a thought for me. “This town,” he said, “is being taken over by a syndicate. Willie Brown is the CEO, and Rose Pak is the COO, and it’s all about money and influence.”

That’s not a pleasant thought — I’ve lived through the era of political machine dominance in this town, and it was awful. In the days when Brown ran San Francisco, politics was a tightly controlled operation; only a small number of people managed to get elected to office without the support of the machine. Developers made land-use policy; gentrification and displacement were rampant; corruption at City Hall turned a lot of San Franciscans off, not only to the political process but to the whole notion that government could be a positive force in society.

A few years ago, I thought those days were over — and to a certain extent, district elections will always make machine politics more difficult. But when I see signs of the syndicate popping up — and I see a candidate like Ed Lee, who’s close friends with Brown, leading the Mayor’s Race — it makes me nervous. And for all his obvious flaws, at least Leland Yee isn’t part of that particular operation. If there’s a better reason to vote for him, I don’t know what it is.

YEE HOME PURCHASE RAISES SUSPICIONS

Rose Pak has a question about Leland Yee. “How,” she asked me, “did the guy manage to buy a million-dollar house on a $30,000 City Hall salary?”

Pak isn’t the only one asking — numerous media reports over the years have examined how Yee raised a family of four and bought a house in the Sunset on very little visible income. And while I’m not usually that interested in the personal finances of political candidates, I decided that it was worth a look.

Here’s what I found: Public records show that in July 1999, Yee and his wife, Maxine, purchased a house on 24th Avenue for $875,000 (it’s now assessed at slightly more than $1 million). At the time, Yee was a San Francisco supervisor, earning a little more than $30,000 a year. (The salary of the supervisors was raised dramatically shortly after Yee left the board and went to the state Assembly.) His wife wasn’t working. And his economic interest statements for that period show no other outside earnings. So the disposable, after-tax income of the entire Yee family couldn’t have been much more than $25,000.

That, by any normal standard, shouldn’t have been enough to float a mortgage that, records show, totaled $516,000. In fact, the interest payments alone on that mortgage alone would total $3,600 a month — more than Yee’s gross income.

Documents in the Assessor’s Office show another paper trail, too. In 1989, Jung H. Lee, Yee’s mother, transferred the deed on a four-unit Dolores St. building where the family had been living to Maxine and Leland Yee — for no money. And a few months before the Yees bought the Sunset house, they took out a $320,000 home-equity loan on that property. That was the down payment on the Sunset property.

Still: At that point, the Yees would have been paying off two mortgages, with a total nut of about $5,000 a month — and supporting four kids, in San Francisco. In 2002, Yee’s economic interest statement’s show some modest income from teaching at Lincoln University — but nowhere near enough to pay that level of expenses.

What happened? Yee explains it this way: “For more than 10 years, we were living rent-free in my parents’ property,” he told me I an interview. “We were a close Chinese family, and my parents provided the food and helped pay for the children’s clothing. So we had almost no expenses and we lived very frugally.”

During that period, Yee was working for the San Francisco Department of Public Health, the Oakland Unified School District, and a San Jose nonprofit, earning, he said, between $50,000 and $90,000 a year. If he saved almost all of that money, he would have had more than a half-million dollars in the bank when he bought the Sunset house.

There’s nothing on any of his economic disclosure forms showing any ownership of stocks or other reportable financial interests during that period, so he wasn’t investing the money. In fact, he says, it was, and is, all in simple savings accounts. A bit unusual for that large a sum of money.

How did he get a mortgage? “Back then,” he said, “banks were willing to lend a lot more freely than they do today.”

Starting in 2003, Yee was in the state Assembly, making a higher salary — but still not much in excess of $100,000 a year. After taxes, he was probably taking home about $75,000 — and $60,000 was going to the two mortgages.

How did he do it? “We have been supplementing our income with our savings,” he said. “We don’t take vacations, we are very careful with our money.” And they clearly aren’t desperate for cash — Yee’s daughter occupies two of the four units in the Dolores St. building they own, but the other two units are vacant.

It’s possible. It’s plausible. But I don’t blame people for wondering how he managed to pull it off. (Tim Redmond, with research assistance by Oona Robertson)

BIG CORPORATIONS HAVE BACKED YEE

Yee became a prodigious fundraiser in Sacramento — and a lot of the money came from big corporations that had business in the Legislature. And while he has perfect scores from the Sierra Club and the big labor unions, he’s taken tens of thousands of dollars from some of the biggest corporations, agribusiness interests, and polluters in the state. And at times, he’s voted their way.

Since 1993, for example, campaign finance records show Yee has taken more than $20,000 from Chevron, ExxonMobil, Valero, Conoco Phillips, and BP. He’s received another $22,450 from the chemical industry (and industry employees). Most of it came from Clorox, Dow Chemical, and Dupont.

And while the Sierra Club may not have considered it a priority, Sen. Mark Leno has worked hard to pass a bill limiting chemical fire retardants in furniture. In 2008, Yee voted against Leno’s AB 706.

That year he also refused to support a bill that would prohibit the use of the chemical diacetyl in workplaces. The industries that opposed AB 514 (including Bayer, Abbott Laboratories, Pfizer, and Johnson & Johnson) have given Yee a total of more than $60,000.

In 2003, Yee voted against a crucial tenant bill, one that would have prevented the owners of single room occupancy hotels from using the Ellis Act to evict tenants. He received a campaign check for $2,500 from the San Francisco Apartment Association the next day. Landlords in general have given Yee close to $40,000.

Then there’s agribusiness. Yee gets a lot of money from the farming industry, despite the fact that there obviously aren’t many farms in his district. Why, for example, would the California Poultry Association, the California Cattlemen’s Association, and the California Farm Bureau give him money? The Poultry Association’s Bill Mattos told us that Yee “has taken a keen interest in California’s poultry industry.”

Yee also took immense flak from the San Francisco Chronicle and other papers over a 2003 vote against a bill to limit emissions from farm vehicles. In an editorial, the paper wrote that he was “doing dirty work for the lobbyists.” In the end, under immense public pressure, he switched positions and voted for the bill. I asked Yee about all that money from all those bad operators, and he told me — as most politicians will — that campaign cash has never influenced any of his votes.

So why do all these groups give him money? “It’s about whether you will sit down and listen,” Yee said. “I will talk to all sides and at least consider the arguments as a thoughtful human being. Then I vote my conscience.” (Tim Redmond, with research by Oona Robertson)

Editorial: Move forward two key housing projects for vulnerable youth

August 30, 2011

Somewhere between 4,500 and 6,800 young adults in San Francisco are either homeless or marginally housed, according to a 2007 report by the Mayor’s Transitional Youth Task Force. And the city has exactly 314 housing units for at-risk young people who have passed their 18th birthday and are kicked out of the foster housing program. That’s the definition of a crisis — yet two modest projects that would make a small dent in the problem have faced immense obstacles moving forward.

The supervisors need to approve the CHP project and send a strong message that this is housing San Francisco needs — and that all group housing for vulnerable populations shouldn’t be confined to a few central city neighborhoods.

The city needs to be building more of this sort of affordable housing — and a clear vote in favor of the CHP project might encourage other nonprofits to start looking at similar proposals.<

Lee appointment of Nuru darkens the ethical cloud over Room 200

Sasha Cuttler

August 16, 2011

City Attorney Dennis Herrera deserves credit for being the one mayoral candidate willing to bring a full-throated denunciation of the sleazy and corrupt politics now flowing from Mayor Ed Lee, who yesterday appointed discredited political fixer Mohammed Nuru to head the Department of Public Works, compounding a series of ethically questionable actions by Lee and his supporters.

While it was inexplicably buried by editors at the bottom of Section C, the Chronicle’s City Insider today had a pair of good stories on Lee’s mounting political problems. The first was about how the U.S. Attorney’s Office has reportedly launched a probe of Progress for All and its “Run, Ed, Run” campaign, for which Lee ally Rose Pak illegally sought support from executives at Recology, the garbage company that had just been awarded a huge city contract, largely because then-City Administrator Lee had given the company far higher ratings than the other two supposedly impartial bid judges.

The second story was about Herrera slamming Lee’s choice of Nuru. On his campaign website, Herrera reminded voters about the scandals that have surrounded Nuru – like Lee, someone who has always taken his cues from former Mayor Willie Brown – who illegally diverted city funds and workers into campaigning for Brown in 1999 and Gavin Newsom in 2003. Brown now writes for the Chronicle and is even allowed to comment on the mayor’s race.

The scandal – first broken by the Chronicle in 2004, furthered by reporting in the Guardian, and then investigated by Herrera’s office – involved Nuru steering city funds to his nonprofit San Francisco League of Urban Gardeners and then requiring its employees to illegally do campaign work during work hours. Nuru then went to work for Lee at the DPW while continuing to illegally use SLUG’s funds and employees for political purposes.

Herrera said the appointment smacks of “cronyism, politics, and poor judgment.” Previously, Herrera had the best line about Lee as he jumped into race, telling a mayoral forum: “To my mind, Ed Lee’s biggest problem isn’t that he’s a dishonest man – it’s that he’s not his own man,” Herrera said. “The fact is, if Ed Lee is elected mayor, powerful people will continue to insist on things.”

Topping that list of the powerful people who have clearly been pulling Lee’s strings throughout his career are Pak and Brown, both of whom are consultants who regularly get paid by corporations that do big business with the city and need support from the Mayor’s Office. And their actions are often blatant and shameless, just like Nuru’s history, and even exposure of the misdeeds doesn’t correct the problem.

For example, as I reported last week, Brown’s administration helped Pak buy a Rincon Hill condo for half-price through a city affordable housing program in 2002, even though her disclosure forms showed she had $73,414 in her checking account, some of which probably included the $12,000 consulting fee she reported on her tax return from Emerald Fund – the politically connected developer of the project, employees of which are barred from buying such below-market rate units – and $10,000 from Chiang CM Construction, which helped fund Progress for All.

Most of this information was prominently reported in 2003 by the Examiner, but nothing was ever done. Pak got to keep her taxpayer-subsidized condo. Same thing with Nuru, who remained at DPW even after the City Attorney’s Office and Controller’s Office concluded his actions were corrupt. And Lee was appointed interim mayor even after being tied to several corrupt Brown scams, including overriding city workers to give contracts to fraudulent companies at Brown’s behest.

And now, Lee has placed Nuru in charge of a city department with a $129 million city budget and 1,200 employees, despite Nuru’s proven history of directing his subordinates to illegally campaign for his mayoral benefactors. You couldn’t even make this stuff up, and even Examiner columnist Melissa Griffin flatly calls the move “stupid.”

But I think it’s more than just stupid. And the appointment of Nuru is more than just a setback from DPW that good government activists had been fearing for a long-dysfunctional department that had gotten much better in recent years. It looks like flat-out corruption of the sort that ought to knock Lee out of the frontrunner position and hopefully land him in front of a grand jury at some point.

As a candidate, Lee takes a few lumps

Sasha Cuttler And Mary Magee

August 9, 2011

It was a lively scene at the Castro Theater Aug. 8 as leading mayoral contenders — including interim Mayor Ed Lee, who that morning announced he had changed his mind and was going to run after all — squared off before a jocular crowd that peppered the politicians with cheering, clapping, booing, hissing, and shouting out of turn.

“If you can’t get booed on the stage of the Castro theatre, you’re not breathing,” quipped former District 8 Sup. Bevan Dufty, drawing laughter and applause.

The candidate forum featured District 2 Sup. Michela Alioto-Pier, District 11 Sup. John Avalos, Board President David Chiu, Dufty, former District 7 Sup. Tony Hall, City Attorney Dennis Herrera, state Sen. Leland Yee, Assessor-Recorder Phil Ting, venture capitalist Joanna Rees, Lee, and green party candidate Terry Baum.

(Baum wasn’t invited, and she was initially informed that there was not enough room for her onstage. But then Lee announced his candidacy, and accommodations were made for him. Incensed, Baum showed up to the candidate forum with her own chair, claimed a spot onstage, and even got in about two minutes of microphone time when Rees and Dufty donated their allotted time to allow her to speak.)

The real fireworks went off when Yee, Chiu, Avalos, and Herrera piled up against Lee for deciding to enter the race after saying he wouldn’t. Yee took his criticism the farthest, calling for the mayor to resign from his post in order to run for office. “Had the mayor said that he would in fact run, he may not have gotten the votes for interim mayor,” Yee said, asking, “Will you resign from your post in order to then run for mayor?” He also attacked Progress for All, the now-disbanded committee behind the “Run, Ed, Run” campaign, saying it was a “burning” concern for him. “That committee is just out there flouting the law,” he charged, “and [the Ethics Commission] should do something about that.”

Criticism of Lee’s decision to enter the race wasn’t limited to “anyone-but-Leland,” to borrow a tag for Yee that’s frequently repeated by Lee’s influential backer, Rose Pak.

Herrera pounced, too. “We need to make sure that someone who’s in Room 200 is their own man,” he said, letting a gendered statement fly on a stage where men outnumbered women by more than two to one. Referring to Lee, Herrera went on, “My question is, is he his own man? I welcome him to this race, but I think that is a question we have to ask him. Will he be his own man in the future?” Just weeks before, Pak told the SF Weekly that if Lee did not enter the race after all, she would likely back Herrera.

Chiu also hurled criticism at Lee, but focused his statement on what he perceived as a betrayal. Speaking about accomplishments of city government under Lee’s term thus far, he said, “Those successes have been based in fundamental trust, and unfortunately, I’m not sure whether that trust exists at this time.”

As he was talking, though, some one yelled out, “You put him in office!” This wasn’t nearly the most bombastic outburst of the evening. When Lee himself started to speak, he was greeted by boos, hisses, noisemakers, applause from supporters who tried to drown out the detractors, and someone who cut through the cacophony by shouting, “You lie!”

Even Avalos threw a few punches. “Mayor Ed Lee did not change his mind — he broke his word,” he said. Reminding people that he had called for postponing the vote for interim mayor back in December because he hadn’t even had a chance to sit down and meet with Lee, who was in Hong Kong at the time, Avalos charged, “We saw City Hall turning into one big back room.”

Lee, for his part, reiterated the point in a speech he’d delivered that morning upon announcing his candidacy, saying, “I enjoy working at city hall … because we’ve worked to change the tone of government.” He also referenced his many years of experience in city government, and pointed to his collaborative style for passing the budget and working with stakeholders on a pension-reform package.

Aside from the raw and bitter feelings about Lee’s newly announced mayoral candidacy, there were actually some issue-focused questions, too. Avalos distinguished himself from the others when asked about affordable housing by railing against a system that builds luxury homes with affordable housing as an afterthought. “That is a model that is completely failing this city,” he said, and advocated for an affordable housing bond. Herrera answered the affordable housing question by stressing the need for economic opportunity, and Lee emphasized a link between affordable housing and the redevelopment agency, which he fought to preserve.

On the question of the Central Subway, Hall did not hold back, characterizing it as “complete pork gone astray,” and saying that the price tag had risen considerably since when the transit project was first proposed. Lee defended it, calling it smart transportation that had been in a planning phase for years. Yee also spoke favorably about the plan, acknowledging that it was costly but saying, “What you need is a mayor who is going to watch every single penny.” Dufty also voiced support for the Central Subway, saying, “Chinatown deserves our support to be sustainable into the future.”

When asked to provide an example of standing up to defend an issue on principle even if it was controversial, Ting gave the strongest response by saying he was one of the few assessor-recorders in the country who’d championed Prop. 13 reform. “Prop 13 was probably the primary reason our schools went from first to worst,” Ting said.

Differences between candidates also showed through when the question of the Twitter tax break came up. Rees voiced support for the idea, saying, “We need large employers in the city.” But she also said she’d heard from many regular people in the aftermath of the Twitter deal that their voice wasn’t being heard in government.

Lee offered praise for Zynga and Twitter as “the new economy in San Francisco,” adding, “We need to innovate with these companies and back them up.” But Yee railed against the Twitter tax break, calling it a slap in the face to small business. Herrera answered the Twitter question by saying, “This city has fallen asleep at the switch when it comes to having responsible tax policy.”

Avalos, meanwhile, pointed to his successes at passing the local hire ordinance, working with various stakeholders to pass a budget as former chair of the Board of Supervisors Budget & Finance Committee, and authoring a real-estate transfer tax that had softened the blow of cuts to city services. “Mayor Lee would not have been able to balance the budget” if it weren’t for that extra revenue, he said. Speaking to a question about whether he supported Lee’s pension reform deal, Avalos said, “It wasn’t Mayor Lee that put that on the ballot. It was done with a great deal of support from public sector unions.”

Hall stood alone in voicing support for Public Defender Jeff Adachi’s pension reform package instead of the consensus plan that city officials and labor put together, saying the consensus plan would not save enough money and would continue to “kick the can down the road.”

When candidates were asked to identify half-truths they had heard that night, Herrera praised the Chronicle’s “Campaign Check” column that had inspired the question, saying, “I’m glad that the press keeps us honest.”

Hall chuckled a little at the question. “I have heard a few half-truths here tonight, folks,” he said. “But that’s okay. That’s politics.”

Shady financial dealings mar the “Run, Ed, Run” campaign

Sasha Cuttler

August 4, 2011

Shady financial dealings mar the “Run, Ed, Run” campaign

Not only do the groups behind the campaign urging Mayor Ed Lee to run for mayor get lucrative city contracts, sometimes with Lee’s help, but at least one of the companies has also made direct payouts to Chinatown power broker Rose Pak, who arranged to place Lee in the Mayor’s Office and has been coordinating the campaign to keep him there.

This latest revelation, from documents uncovered by the Guardian, comes as other local media outlets have been exposing the financial self-interest that Pak, former Mayor Willie Brown, and their allies have in urging Lee to break his word and run for a full mayoral term, including a devastating front page article in today’s Chronicle.

Reporter John Cote writes that Progress for All, the group behind the “Run, Ed, Run” campaign, “has been bankrolled almost entirely by a small group of politically connected individuals, some of whom have received millions of dollars in city contracts in recent years.” Among them is Robert Chiang, owner of Chiang CM Construction, which has received millions of dollars in city contracts despite lawsuits and rulings by regulators alleging that the company violated a variety of wage laws.

Chiang CM has also paid Pak personally at least $10,000, according to her tax return form that she filed with the city back in 2002 when she bought a Rincon Hill condominium for half-price through a city affordable housing program. The tax form listed that payment under “miscellaneous income,” along with $12,000 from Emerald Fund, the politically connected developer of the project, “an apparent violation of regulations governing the distribution of the discount housing,” according to an Examiner article at the time (“Affordable-housing flap,” 2/24/03). But the Brown Administration, which approved Pak’s purchase of the condo, refused to take any action against Pak, a close ally of both Brown and Lee.

We reached Pak on her cell phone to discuss her financial ties to Chiang CM and what they paid her for, and after we explained our findings three times, she said, “I don’t remember,” and hung up the phone. When we called the company for comment, we were told “nobody is available to speak on that right now.”

More recently, the Examiner has reported on the millions of dollars in city contracts that Lee has helped steer to other key Progress for All leaders, including the Chinatown Community Development Center, whose executive director, Gordon Chin, also leads Progress for All. In addition to its city contracts, documents obtained by the Guardian also show that on Dec. 10, 2010, CCDC entered into a contract with Central Subway Partners – which is building the Central Subway project long pushed by Pak and Lee, but criticized as an overly expensive boondoggle by many transit activists – to be paid up to $810,000 for unspecified services that “will be issued on an Annual Task Order basis.” Chin hasn’t yet returned a Guardian call for comment.

The Chronicle also broke the story about Pak urging Recology – which just last month was awarded a lucrative city contract (with Lee’s support) giving it a monopoly over all aspects of waste management in the city – to improperly have its employees work for the “Run, Ed, Run” campaign. And the Bay Citizen has also exposed the financial self-interest of Progress for All backers, which Judge Quentin Kopp and local Democratic Party chair Aaron Peskin have separately called for prosecutors and regulators to investigate.

“Unlike all other candidates who must abide by the strict $500 contribution limit and source restriction (no corporate, union or City contractor money), Progress for All has been able to raise unlimited amounts from any source, making it easy to amass large sums of money for its efforts,” Peskin wrote in a July 28 letter to Ethics Commission director John St. Croix, requesting an investigation. The Ethics Commission is scheduled to discuss Progress for All at its Aug. 8 meeting.

Despite her considerable power and influence – including arranging regular trips to China for public officials, including Lee and Board President David Chiu – Pak’s 1999 tax return indicated she had an adjusted gross income of just $31,084. On her application, Pak reported a $60,000 income in 2002 as a “self employed consultant,” yet a whopping $73,414 in her checking account.

Although Maggie LaRue, the inclusionary program manager, wrote Pak a letter on June 17, 2002 challenging the “inadequate documentation” of her income in the application, the Mayor’s Office ultimately approved her purchase of a swanky two-bedroom apartment at 400 Beale Street for just $300,000, although it was valued at $580,000.

Although Pak seems to have fairly steady income from the vague consulting work that she does, a request for information from the Office of the Treasurer and Tax Collector indicates that she doesn’t have a business license and hasn’t paid any local taxes, even though city laws require a license from any “entity engaging or about to engage in business for seven or more days a year in San Francisco.”

Lee’s office has consistently denied knowledge of or connections to the Progress for All campaign, although the Chronicle has reported that Lee does plan to get into the mayor’s race, probably next week. The deadline to file for a run is Aug. 12.

Decide, Ed, Decide

Zelda Bronstein

July 21, 2011

So Ed Lee maybe, sorta is thinking he might want to consider running for mayor. He tells folks in the Mission that “I’ve made no decision yet.” He leaves the Chron with some pretty strong hints:

Asked if he would categorically rule out running in November, Lee sidestepped the question, saying he is proud of his achievements so far, including unanimous votes at the board this week on his budget and his pension reform plan, and has more goals to accomplish, like increasing the city’s workforce and affordable housing stock.

When a reporter noted to the mayor that his answer didn’t rule out running, Lee smiled and hopped into his car.

That alone is a clear and dramatic shift in his position. He told us back in February that running in November was out of the question:

Although rumors had been circulating that Lee might seek a full term, he told the Guardian he’s serious about serving as a caretaker mayor. “If I’m going to thrust all my energy into this, I don’t need to have to deal with … a campaign to run for mayor.”

So now he’s being coy — and that’s not an appealing position for a mayor who has made it his trademark to be honest and straightforward with people.

I know what’s happening: Some of his best friends and allies are terrified of the prospect of Mayor Leland Yee, and Yee appears to be the frontrunner — and so some powerful people are putting immense pressure on him to put aside his own desires and do what they think is best for the city (which means blocking Yee).

If Lee wants to run, that’s his choice. I know he said he wouldn’t, but times change and the situation changes and that’s why I was against the whole “caretaker” mayor thing in the first place. When you define someone as a caretaker who can’t run again, you deprive San Franciscans of the right to choose the next mayor. (I don’t like legislative term limits, either — same argument.)

But this dancing around and playing games is a bad thing. Run, Ed, Run, or Don’t, Ed, Don’t — but please: Decide, Ed, Decide. Now. Then you can start telling everyone the truth and we can believe it.

CPMC to City: Drop Dead

Zelda Bronstein

July 6, 2011

The astonishing cluelessness of the folks at California Pacific Medical Center continues.

In our last episode, CPMC’s chief, Dr. Warren Browner, announced to the City Planning Commission that the hospital had no interest in following the normal rules that apply to every developer planning a massive $2.5 billion project. Developers have to pay fees for transit and affordable housing. Nonprofits like CPMC are supposed to spend money on charity care. Nobody — not even the more moderate members of what is by no means an anti-development commission — was ready to accept Browner’s line.

And now the hospital chain has officially told San Francisco to go fuck itself.

Sorry, Doc — this isn’t going to work.

IF Ed Lee has any integrity at all (and I hope and believe that he does) he’ll stick to his original position and demand a reasonable community benefits agreement that includes housing money, transit money, increased charity care and a commitment to keep St. Luke’s Hospital open in the Mission for the forseeable future. And he’ll tell the white coats and suits at CPMC that if they don’t want to do that, then San Francisco isn’t interested in their project.

CPMC can’t exactly pull up stakes and move: The Sutter affiliate makes its money by serving San Francisco residents (and working with San Francisco doctors who send insurance money into the hospital system). Go ahead, Dr. Browner — try to build in Brisbane. You’ll lose all your San Francisco patients — and all that Brown and Toland insurance money.

The activists at every level have made it pretty clear that they’re willing to work with CPMC and accept a gigantic project on the edge of the Tenderloin, on a street that already has terrible traffic and transit problems — but not without a solid, acceptable community benefits agreement. So the hospital crew is going to have to learn to work with San Francisco.

Is LEED really green?

Jesse Hawthorne Ficks

July 5, 2011

news@sfbg.com

The archangel of sustainable development has arrived, promising much needed city housing that will add to the “social fabric of the waterfront community” with its glamorous green rooftops and unheard-of bay views. This is going to be the greenest building of them all, or so we’ve been told, but the truth is a bit more complicated.

A condominium development 25-plus years in the making, 8 Washington would transform the site of the Golden Gateway Tennis and Swim Club near Pier 39. The developer plans to renovate the recreation center with a larger fitness facility, provide two new waterfront parks with public access, and supply 30,000 feet of ground-floor retail stores and restaurants beneath its 165 new luxury apartments.

Sounds nice, doesn’t it? The problem with this $345 million project is that it’s being touted, with its “green building” LEED certification, as the most sustainable structure it can possibly be.

But there’s nothing sustainable about building high-end condos in San Francisco, a city with too many high-end condos and not enough affordable housing. And LEED (Leadership in Energy and Environmental Design), the most popular sustainable development certification system in the country, is a lie — at least as your friendly neighborhood building developer is marketing it.

LEED, the baby of the U.S. Green Building Council (USGBC) is a great marketing tool for developers in San Francisco, the city with the single most LEED certified buildings in the United States. San Francisco was just named the “greenest” city in North America at the 2011 Aspen Ideas Festival, largely due to its extensive representation of green buildings — which normally means structures built with recycled materials, near a transportation hub, featuring some solar panels or other renewable energy sources.

“LEED is certainly a positive thing,” Planning Commission President Christina Olague told us. “There’s this whole push toward green sustainability.”

The project’s “platinum” LEED status is all a San Francisco developer could hope for to attract the green — and more important, the city’s approval.

“LEED certification is part and parcel to the vision for the project,” said PJ Johnston of PJ Johnston Communications, speaking for the developer. “The city, neighborhood, and waterfront deserve healthy, sustainable structures, living spaces, public spaces, and amenities. That’s exactly what 8 Washington will bring.”

LEED has become the final word in green building — if your building is LEED certified, you’re golden. But all this green they’ve been feeding us is really a misleading, incomplete rating system.

The first thing to consider is that sustainable development, even if it uses recycled materials and 10 percent sun-powered electricity, is still development. Any time a structure is torn down, “the energy and materials in that [original structure] are going to get sent to landfills somewhere. You gotta calculate all that,” said sustainable development activist Brad Paul, a former SF deputy mayor, who believes in considering the entire “life cycle of a building” in determining its sustainability.

Even the Environmental Protection Agency sometimes discounts essential considerations of sustainable building. When it sought a new SF office space in 2009, its intention was to find a home that was “a model of sustainable development,” the SF Biz Times reported. But its first choice was to build new development, at the site at 350 Bush Street — with its environmental costs of demolition, throwing out old materials, and starting from scratch.

Last month, the EPA decided to remain at 75-95 Hawthorne Street instead of moving to a new building, but not because it was the sustainable choice. No deal was reached for 350 Bush, and as Regional Public Affairs Officer Traci Madison said, “There was no other option to choose from.”

Although it’s a measure of a structure’s material sustainability, LEED does not consider a building’s life cycle, or even its use. Consider 8 Washington. The developer has boasted that it’s the most expensive housing project in San Francisco history, with a hefty price tag of $3 million to $10 million per apartment.

“Who can afford these luxury condos, and what do they use them for?” Paul asks. “These guys who work for hedge funds on Wall Street,” who use the condo as a second or third home and commute on their private jets to get there.

Johnston said 8 Washington will be marketed to a “mix of buyers, including young professionals, empty-nesters looking to move back to San Francisco, and families … The project has many two- and three-bedroom units, encouraging family living,” he said. But it’s unlikely that those who can afford a condo of this luxury will make it their only home.

“[Board President] David Chiu says he’s worried about SF becoming a bedroom community for Silicon Valley,” said Paul. “I’m more worried about this being a bedroom community for New York, Boston, L.A.”

Instead of providing the affordable housing that San Francisco so needs, projects like 8 Washington attract the wealthy, who aren’t using public transportation. Instead, Paul said, they burn tons of fossil fuels using their new condos as weekend getaways.

LEED FOR THE RICH

LEED certifies buildings as “sustainable developments” based on the following categories: sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, and innovation in design and regional priority.

Earning points in each category brings a building closer to LEED certification, which requires at least 40 points. Above “silver” and “gold” status, a “platinum” LEED certification requires 80 points. But how builders get the points is what matters. For example, a developer might skimp on the insulation to install extra solar panels and get more points for a less efficient building.

Does LEED consider a building’s actual use? “The short answer is no,” said Jennifer Easton, a communications associate at the USGBC who added, “We want [LEED] to be used by every type of project.” But despite its billing, LEED tells an incomplete story.

“It’s just green drapery,” said SF attorney Sue Hestor, a slow growth advocate. “They’ve really had a PR machine. They keep touting all this greenness.”

LEED certification has value, Paul said, but it doesn’t turn multimillion dollar condos green. “There is absolutely no need for high-end luxury housing in the city right now,” he said.

Building luxury condos in place of affordable housing encourages the “Manhattanization” phenomenon, attracting wealthy out-of-towners to expend fuel on their private jets to get to their new crash pads.

“They aren’t gonna be living there all year,” Olague said of residents of luxury housing. “We hear a lot of, ‘We need more housing.’ If you keep building housing for the top 2 percent, how does it lessen the demand on your average workforce?”

But not everyone sees luxury condo-building as counterproductive. “Building that project actually allows for more affordable housing,” said Gabriel Metcalf, executive director of SPUR (San Francisco Planning + Urban Research Association). “It’ll provide housing for some people, and that can only be helpful to the housing market. If you don’t build new condos, then people just compete for the crumbs, and that means people who are rich push the rest of us out.”

In other words, if you give the rich housing, then they won’t take over your flat in the Mission — if they ever really wanted it in the first place. “I don’t think we can impose some kind of hipster elitism that they’re not our kind of people so they’re not allowed in,” Metcalf said of the wealthy out-of-towners.

LEED agrees. “We don’t want [LEED] to be for one specific group of people,” Easton said. “We have LEED-certified homeless shelters, but having a LEED certified luxury condo building is an advantage. We can’t control if someone is flying across the country in a jumbo jet every day — but we can control their energy efficiency in a building.”

WHO RIDES BUSES?

For the typical working class San Franciscan, living modestly is a must and public transportation is essential. So there’s an inherent environmental advantage to attracting residents who don’t rely on polluting planes and cars.

“There’s a definite need for workforce housing, middle class housing in San Francisco,” Paul says. “I guarantee you none of those people get there by private jet. The less income people have, the more likely they’re going to be to use public transit.”

But 8 Washington and luxury developments like it don’t foster public transit. The more wealthy people who move in, the more low-income residents get displaced — to the East Bay or other areas with more affordable housing. It’s another strike against sustainability when these workers opt to drive back into the city for work instead paying for BART, says Paul, particularly when they drive older, less-efficient cars.

“LEED was a way to spell an environmentally friendly product, but you have to figure in the extra driving,” said Paul.

But 8 Washington gets LEED points for building on a site close to public transit in an attempt to discourage individual car pollution. But will wealthy condo owner actually take the infrequent F-line with all the tourists instead of parking their $150,000 car in the underground parking garage right below their feet?

“When you’re talking about sustainable practices and reducing greenhouse gas emissions and how it relates to land use planning, it makes you wonder if that’s supposed to [solely] relate to housing people near transit corridors,” said Olague. “It seems to me you have to look at equity.”

The garage at 8 Washington, to be built below sea level under the condos, will house 415-plus parking spaces. The developer says that 250 of the spaces will be offered as public parking for the busy Ferry Building down the street, but the 165 additional spaces guarantee one parking space for each residential unit.

“Given the larger size of the residential units and the fact that the majority of the units are two to three bedrooms, we believe that one parking space per dwelling is appropriate,” said Johnston. Appropriate, maybe, but not environmentally friendly.

PROMISES AND REALITY

Wealthy people and affordable housing aside, LEED doesn’t actually measure the energy used in a building, says New York City-based architectural associate Henry Gifford. He filed a $100 million class action lawsuit against LEED last October for gaining a monopoly on the sustainable development market by making false claims about buildings’ energy savings.

“They say that the building is required to be energy efficient. But the building doesn’t have to be energy efficient — it just has to earn points, to promise it’s going to be energy efficient,” Gifford said.

It’s up to the developer what computer software is used to predict a building’s energy efficiency, and Gifford says that computer diagrams can easily be manipulated and do not consider inconsistent factors, like weather.

“California is the promise land,” said Gifford. “All you’re required to do is provide a promise. The sad thing is that it removes all the integrity from the process — it encourages lying.”

Furthermore, once the building is built and has achieved LEED certification, the building’s actual energy use in its life cycle isn’t considered. The only way you can truly know if a building is energy efficient is by looking at the utility bills, says Gifford. But once it’s LEED-certified, who cares?

There is a voluntary program called Building Performance Partnership (BPP) that tracks a building’s energy and water use over time. “The idea is we want LEED to be a system where it enacts change in the actual building,” said Easton. But the problem is the building has already gained LEED certification before the first utility bill is even mailed.

“We publish baseball scores. With everything in life, people get scored,” said Gifford, who operates with transparency in developing energy efficient buildings in New York, hosting open houses after buildings are built with printouts of their recent utility bill history.

LEED was never intended to have the final say on sustainable building, to be a seal of green approval, according to a New York Times op-ed by Alec Appelbaum last year (“Don’t LEED us astray,” 5/19/10). “Rather it was to be a set of guidelines for architects, engineers, and others who want to make buildings less wasteful. However, developers quickly realized that its ratings — certified, silver, gold, or platinum — were great marketing tools, allowing them to charge a premium on rents.”

Therein lies the issue. Yes, 8 Washington will “allow for more ‘eyes on the street’ at all hours of the day” and provide two or three-bedroom units for families who can afford them, as it promises. But a sustainable structure is far different than the promise of a sustainable life cycle of a building. And a promise is just that. *

UPDATE: Jennifer Easton at LEED wrote to inform us that, although the 8 Washington website clearly states that the project will include LEED certified buidlings, “We would like to clarify that 8 Washington is not a LEED-certified project, nor a LEED-registered project.”

PLANNING COMMISSION HEARINGS

July 7: Community Vision for San Francisco’s Northeast Waterfront

July 14: City demographics and sustainability; the need for low-income housing; presentation of “jet fuel burn rate” argument.

July 21: 8 Washington’s EIR approval hearing

All hearings to be held at 12 p.m. in the Commission Chambers, Room 400, City Hall, 1 Dr. Carlton B. Goodlett Place.

JET FUEL BURN RATE FOR LUXURY CONDOS

Let’s assume that just five of the 165 condo buyers at 8 Washington (3 percent) are Wall Street hedge fund traders or venture capitalists using them as second or third homes. Let’s also assume they’ll use them 1.5 times a month and commute to SF aboard their business jet, a reasonable assumption for Wall Street execs making tens of millions in salary and bonuses. Why would they fly by private jet rather than take Southwest or Amtrak? Because they can. This must be factored into any environmental analysis of a project that explicitly markets to this demographic and include the following:

Mid to large size business jets used to fly cross country (Hawker 800XP, Gulfstream G2/ G3, Bombardier Global Express) on average burn 400 gallons of jet fuel/hour, take 6 hours to fly New York to SFO and 5 hours for return trip. Therefore, a single round trip burns:

• 11 hours X 400 gallons per hour = 4,400 gallons of jet fuel per trip. A typical family car uses 1,200 gallons of gas per year, so one flight from NYC to 8 Washington equals almost four years of driving a family car.

• 1.5 trips/mo. = 6,600 gallons X 12 months = 79,200 gallons of jet fuel/year or the equivalent of driving a family car for 66 YEARS each month.

Using our example of five residents, the numbers over one year and 20 years are:

• 5 X 79,200 gallons/per year = 396,000 GALLONS OF JET FUEL A YEAR or equal to driving a family car 330 years, A THIRD OF A MILLENNIUM, each year.

• 396,000 gal. X 20 yrs. = 7,920,000 gallons of jet fuel, equivalent of driving family car 6,600 years, OVER 6 MILLENNIUM, in 20 years.

Given this reality, the 8 Washington environmental impact report must analyze such questions as:

How many solar panels are needed compensate for burning 396,000 gallons of jet fuel/year? How many low flow toilets would make up for burning 396,000 gallons of jet fuel/year? Etc.

Board rebuffs Farrell’s shrinking of affordable housing project

Sasha Cuttler

June 22, 2011

Board rebuffs Farrell’s shrinking of affordable housing project

The efforts by Sup. Mark Farrell and a group of his constituents from wealthy District 2 to downsize or derail an affordable housing project for young people at risk of homelessness was rebuffed yesterday by the Board of Supervisors, which voted 9-2 to deny an appeal of Planning Commission’s 5-1 approval of the Booker T. Washington Community Service Center project.

As the Guardian has reported, neighborhood opponents to the project convinced Farrell to change his position and propose that it be reduced from five stories to four without first consulting with project proponents. Farrell’s co-sponsor for the legislation, Sup. Ross Mirkarimi, opted to continue carrying the original legislation, creating a standoff at the board.

Farrell has said Mirkarimi and the other supervisors should defer to him and his constituents in District 2, a point he reiterated at the hearing. “We need to be really careful about introducing projects in other people’s districts,” he said. Mirkarimi has countered that the project is close to his District 5, it addresses a citywide problem of a lack of housing options for young people aging out of the foster care system, and it has long had the support of Farrell’s predecessor, Michela Alioto-Pier.

Everyone who spoke claimed to basically support the project, and Farrell argued that reducing it by one story shouldn’t make a difference, particularly given that shrinking the project would prevent neighbors from suing to stop it. “This is one of the most bizarre projects I’ve worked on since taking office,” Farrell said, later arguing the board should heed the concerns of neighbors: “That’s what we’re here to do as district supervisors, listen to our constituents.”

But most of his colleagues said the project addressed an important need and that city needs even more housing than this project supplies, making it difficult for them to simply defer to Farrell. His motion to reduce the project size was rejected on a 4-7 vote, with Farrell joined in dissent by Sups. Sean Elsbernd, Carmen Chu, and Scott Wiener. The appeal of the overall project was then denied 9-2, with only Chu standing with Farrell.

No equality without economic equality

Andrew Lam

June 21, 2011

San Francisco’s queer movement isn’t what it used to be.

Even the Castro District — once the center of perpetual protests and street organizing, not to mention the Tom Ammiano write-in campaign — bears little resemblance to the neighborhood that used to be considered the gayest in the country. A recent Advocate survey didn’t even mention San Francisco in its list of 15 gayest cities.

These days, the Castro has a lot of empty storefronts — 27, according to activist/blogger Michael Petrelis, who counted them last month — and a conservative merchants group that calls the shots on such things as lowering the giant rainbow flag at Castro and Market streets: “yes” to the death of a gay cop, “no” to a slain black gay activist in Uganda (until pressure from activists forced them to fly it half-staff for an hour or so).

Continued gentrification of the Castro by the ever richer, combined with an economic recession whose burdens are shouldered by those with dwindling resources, has taken its toll. With outrageously high rents, the neighborhood is no longer a haven for queers from all over the country seeking refuge from homophobic environments. The new upscale — and more often straight than gay — resident of the ‘hood doesn’t have a clue that those refugees replenished the ranks of activists who, since the early 1970s, made the Castro the “gay mecca” and forged a radical politics that dominated the movement for a long time.

Queer politics these days is a constant tug-of-war between gay moderates who’ve gained a lot of power (not to mention high-paying jobs) in City Hall and progressives who want to change an agenda that pours millions into gay marriage but nothing into finding housing for the 40 percent of homeless youth who are queer, or jobs for the scores of transgender people who are without work or inadequately employed.

The heavily gay moderate group Plan C is pushing for upping the annual condo limit to allow more tenancies in common (TICs) to convert and thereby increase substantially in value. At the same time, queer progressives fight to retain 49 below-market-rate units at the proposed 55 Laguna Street development; keep Parkmerced from tearing down more than 1,500 rent-controlled units; and prevent the city from giving tax breaks to Twitter and other dot-com companies to encourage them to move into a downtown area the city considers blighted without any substantial proof that their free ride will benefit the city. It may well just push out more needy people.

While the conservative merchants group in the Castro endorses a measure that outlaws sitting or lying on sidewalks, progressives work with Dolores Street Community Services and the city’s Human Services Agency to set up an LGBT-friendly shelter for queers who experience homophobia in the city’s shelter system.

Even the city’s two leading queer Democratic clubs reflect the schizophrenic nature of queer politics: the Alice B. Toklas club backs moderate candidates and takes a more conservative stance on everything from tenants’ rights to affordable housing, while the Harvey Milk club supports a progressive agenda.

Meanwhile, the disparity between the haves and have-nots continues to grow. While the Castro may be dying as a gay mecca, the Tenderloin is still home sweet home to countless queers and transgender people who are left out of every bit of progress the community makes. Except for the elimination of don’t ask, don’t tell, which now gives poor and working-class queers the opportunity to better their lives by being fodder for the military’s latest wars for oil.

Universal healthcare or a living wage job would have been a better fit. There’s no equality like economic equality.

Tommi Avicolli Mecca is a 40-year veteran of the queer movement and a tenant advocate at Housing Rights Committee. He is editor of Smash the Church, Smash the State: The Early Years of Gay Liberation (City Lights).

Some families don’t flee San Francisco

Zelda Bronstein

June 21, 2011

I hate to admit, I take this a little bit personally, all this stuff about how families are fleeing San Francisco and how it might be better to live in Omaha or Louisville. Cuz I have a family and we aren’t leaving. And neither are my friends and neighbors. There are plenty of us who think that San Francisco is a great place to raise kids.

Some of the stories in the recent Chron article are laughably unrepresentative:

For Kearsley Higgins, raising a baby in San Francisco was idyllic. She and her husband owned a small two-bedroom house in the Castro, she found plenty of activities for her daughter, Maya, and made friends through an 11-member mothers’ group.

Now as the mother of an almost 4-year-old, with a baby boy due in September, Higgins has left. A year ago, she and her husband, a digital artist, bought a four-bedroom home with a large backyard in San Rafael. Maya easily got into a popular preschool and will be enrolled in a good public elementary school when the time comes.

Nice: One-income family buys a four-bedroom home in Marin. I’m afraid that’s not the market most of us are in.

The statistics are real:

New census figures show that despite an intense focus by city and public school officials to curb family flight, San Francisco last year had 5,278 fewer kids than it did in 2000.

The city actually has 3,000 more children under 5 than it did 10 years ago, but has lost more than 8,000 kids older than 5.

But the reasons have a lot more to do with the cost of housing than with anything else. The lack of affordable housing for families — and frankly, none of the new market-rate condos the city is allowing offer much of anything to people with kids — drives people to the cheaper suburbs. And in this economy, it’s not as if they just quit their jobs. No: They commute, long distances — and when you have kids, it’s hard to rely on marginal public transportation. What happens if you’re at work in SF and your kid gets really sick at school in Brentwood? Are you going to spend all afternoon trying to get there on BART and buses? No — you’re hopping in the car, by yourself, and driving 80 miles an hour to the school site.

Which means that building dense, expensive, small condos in San Francisco is the opposite of sustainable planning or green building. Sustainable planning means preserving existing affordable family housing and building housing for the San Francisco workforce. San Francisco is doing none of that. Density isn’t smart growth if the housing doesn’t work for people who work in the city. It’s dumb growth.

End of rant.

What I started off to say was that some of us are very happy living in the city. I’m more than happy with our public schools (McKinley and Aptos so far). I really like the idea that my son can get home from school by himself, on Muni — and can go to his martial arts class on Muni, and can walk to music lessons and bike to the park, and when he’s 16 we won’t even have to talk about a car. I love the fact that my kids are growing up with people who are very different from them — and that ethnicity, socioeconomic status, religion, sexual orientation and all the other things that were such a big deal when we were growing up are utterly irrelevant in their circles. They have friends who come from two-dad families, two-mom families, single-parent families, single grandparent families, rich families, poor families, black familes, Asian families, Latino families, families where the parents speak no English … it’s all a big Whatever. It’s San Francisco.

The city is full of cool, fun stuff to do. It’s full of fascinating people and neighborhoods. My kids experience stuff every day that the suburban folks with their big back yards won’t see in a lifetime. It’s not all positive — we see homeless people on the streets, and we give them money and talk about why people are homeless. But it’s real and it’s life and I’m not taking my family and running away.

So there.

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