condos

Editor’s Notes

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› tredmond@sfbg.com

You’d think that this was a Republican town, with the way the local news media have been bashing not only the left but also some of the better, more effective, and more functional progressive institutions in San Francisco. I wouldn’t waste my time with this stuff, but there are real issues here.

I woke up Aug. 21 to a San Francisco Chronicle headline proclaiming "Anti-gentrification Forces Stymie Housing Development." The piece, by Robert Selna, opened with the sad, sad tale of a poor auto shop owner who wants to "build eight apartments and condominiums on an empty lot next to his Mission District auto shop and rent some of the apartments to his mechanics."

Well, it turns out that the evil Mission Anti-Displacement Coalition is fighting that plan, Selna reported, "insisting that [the] project not go forward until the city evaluates how new development on the city’s east side will affect industrial land, jobs, and housing."

The message: a little entrepreneur is getting hosed by a big, bad "not in my backyard" group that wants to stop new housing. The implication (and this is just the latest example of this stunning lie): the left in San Francisco is against building housing.

Well, for starters, MAC is playing only a modest sideline role in fighting the 736 Valencia project, a five-story structure that is designated legally for condos and includes no affordable housing. The real opposition is a group called Valencia Neighbors for Community Development. The issue, Valencia neighborhood activist Julie Ledbetter said, is that as many as nine new market-rate housing projects are in the pipeline for a short stretch of Valencia, and they shouldn’t be approved one by one without any regard for the cumulative impact.

MAC activist Eric Quezada told me that the organization has indeed taken the position that the city shouldn’t go forward with any more market-rate housing projects until it’s completed a legally mandated environmental study of the cumulative impacts of high-end condos on displacement, blue-collar jobs, and overall land use.

But that doesn’t mean MAC is against housing.

In fact — and this is the killer here — MAC emerged in the dot-com era almost entirely out of the nonprofit housing community. Some of its earliest and most prominent members were (gasp) housing developers. Just for the record, nonprofits have built something like 25,000 low- and moderate-income housing units in this city in the past 25 years. That is housing the city needs, housing that meets the city’s own clearly stated goals. And the progressives, people like the MAC members, are essentially the only ones who have built any affordable housing in the city at all.

Selna told me that he didn’t write the headline and "isn’t taking sides in this." I realize it’s not all his fault that he’s stumbled into a political hornet’s nest — but he has.

Then in the Aug. 22 SF Weekly, Matt Smith wrote that the left is turning this city into nothing but a tourist trap by promoting "a price-goosing apartment shortage of 30,000 to 70,000 units." That’s what, 140 giant new towers, or 7,000 10-unit buildings … that will go where? And what if (as is likely) rents still don’t come down? (Smith had no comment when I called him.)

And now C.W. Nevius of the Chronicle wants to shut down the Haight Ashbury Neighborhood Council Recycling Center so that homeless people won’t have any money … and will what — panhandle more aggressively? Break into cars? Makes perfect sense to me.

The death of Polk Street

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› news@sfbg.com

Click here to read about the Polk’s long, queer history

Kelly Michaels was following the San Francisco dream when she escaped her small Alabama hometown at 17 and hitchhiked westward. It was 1989.

"I had stars in my eyes," Michaels told the Guardian, sitting on the floor of her friend’s small single-room occupancy Tenderloin apartment, hints of a Southern drawl now paired with Tammy Faye mascara and bleached-blonde hair. "When you’re 16 or 17 and have dreams of being famous, you come to California — and you probably end up on Polk Street in drag."

Michaels arrived on Polk with little more than blue jeans, a bra, and rubber falsies to her name, making ends meet as a street sex worker. It wasn’t what she was looking for; the Polk was plagued with drugs and violence. But her dad was embarrassed by his transgendered daughter and didn’t her want her back. The neighborhood was a home.

She found a community at fierce Polk Gulch trans and boy-hustler bars like Q.T. and Reflections, where clientele included one "big, tall, black Egyptian transsexual hell-raiser" known to draw a gun. Scores of boy hustlers "coming in daily from the Greyhound station" danced naked on the bars. At the end of the night, Michaels’s new family members would pool their money and rent a hotel room for $30.

"The bars were the churches, the sanctuaries," Michaels’s friend Terri, an African American man in his 50s, told us. "You weren’t really going to be hassled there."

Not any more. "Polk Street is dead," Michaels told us. "Dead as fuck now."

THE NEW POLK STREET


The new kids on the block are calling it "revitalization."

After the three-decades-old gay bar Kimo’s is transferred to a new owner at the end of September, there will be only two queer bars left on a street that was San Francisco’s gay male center in the 1960s and a gritty, affordable home for low-income queers, trans women, and male sex workers in the following decades. Where scores of hustlers lined up against seedy sex shops and gay bars just a few years ago, crowds of twentysomething Marina look-alikes now clog the sidewalks in front of upscale clubs.

Polk’s queer residents and patrons are now being priced and policed out of their neighborhood — and their city — as business and tourism interests continue to eat away at the city’s center. Lower Polk Gulch, just blocks north of City Hall and one block east of Van Ness, has in the past few years succumbed to multimillion-dollar businesses, upscale lofts, increased rents at SRO hotels and apartments, and a new million-dollar city streetscape beautification plan. The related increase in policing and new efforts to clean up the street is making the area an unwelcoming place for the marginal queers who for so long called it home.

It has been the most down-and-out segments of the queer population — male sex workers, trannies, young people, poor people of color, and immigrants — who have often been the queer population’s boldest and most innovative actors, pushing the movement forward in new ways. What does queer San Francisco lose when our most marginalized members are pushed, policed, and priced out of the city?

HEART OF A COMMUNITY


Michaels stood under a neon purple Divas sign, advertising the three-story transgender club that has stood in Polk Gulch for more than three decades. Divas manager Alexis Miranda, a friend, stepped outside to chat, and a dozen characters from the neighborhood stopped by to shoot the shit. One man rubbed Miranda’s belly through her leopard bodysuit. "This is my baby," he told us jokingly.

Divas is as much a community center as it is a club. Girls from out of town and out of the country know to come to Divas when they step off the boat, plane, or bus. Many trans immigrants make a living as prostitutes, and while Miranda insists that she does not allow them to work inside the club, the close vicinity of San Francisco’s tranny prostitute district has meant tension for Divas.

Miranda told us the police have been targeting the club because of complaints from new merchants. "Some of the people who have new businesses don’t want the people who live here to stay. They want to close us down," she said. "They’re trying to gentrify the neighborhood."

Neville Gittens, a police spokesperson, told us that the San Francisco Police Department performs "regular enforcement in that area" but said any targeted operations cannot be discussed.

Theresa Sparks, a trans woman who chairs the Police Commission, said Miranda made the same claim at the commission meeting Aug. 15. "I don’t know if that’s true or not," Sparks told us. "My intent is to find out what is going on."

Sparks agreed that gentrification is driving trans people out of the Polk Gulch neighborhood: "It is very, very difficult for a transgendered person to survive in this city."

Miranda pointed to a bar across the street. Until 2000, the Lush Lounge was the cruisy trans and hustler bar Polk Gulch Saloon. Now, under a new owner, white twentysomething heterosexuals sip apple pie martinis.

Sonia Khanna, a 28-year-old trans woman with long, curly brown hair and mocha skin told us she doesn’t feel welcome there. "If you’re a tranny, they think you’re a whore," she said.

Miranda said the owner, Steve Black, ejected her when she went to welcome him to the neighborhood. Miranda, a former empress in San Francisco’s Imperial Court System, reported him to the Human Rights Commission. The inquiry was closed when the owner informed the commission that he allows transgendered people into the bar. He didn’t deny tossing out Miranda; he said he just disliked her personally.

The bigger problem may be the neighborhood’s increased property values. Divas owner and Polk Gulch resident Steve Berkey told us that rents have pushed out other established queer businesses on Polk. The only reason Divas stays open is that he owns the building. "It used to be that so many girls lived in the neighborhood," he said. "They packed the place. But now rents have driven them off."

CENTER OF THE STORM


The reasons behind the death of the queer Polk are complex, likely including the ascendance of the Internet as a social networking tool, rising property costs, and the aging of the bars’ core clientele and owners. But most of the community’s rancor has focused on the most visible manifestation of change: neighborhood associations representing new, upscale businesses working with police and the city to clean up the streets.

At the center of the storm is a glass-walled architecture studio at the bottom of Polk Gulch, around the corner from Divas. Two freshly planted palm trees in front of the studio are conspicuous on a site next door to a bleak, institutional homeless shelter outfitted with security cameras and across the street from a porn shop promising "Hot Bareback Action!"

Case+Abst Architects has been the workplace and home of husband and wife Carolyn Abst and Ron Case since they were lured by the area’s low cost in 1999. The trees were the first of 40 planted in a campaign they initiated last year as cofounders of Lower Polk Neighbors. Abst told the San Francisco Chronicle in September 2005 that she "wants a fruit stand [on Polk Street], and we’ll take a Starbucks too."

The group has had an impact: District Attorney Kamala Harris said at a recent community meeting organized by the LPN that she has responded to association agitation by having representatives of the District Attorney’s Office walk the neighborhood with police and installing high-tech surveillance equipment to gain more criminal convictions. Sup. Aaron Peskin has asked the Mayor’s Office of Economic and Workforce Development to include the Lower Polk in its Neighborhood Marketplace Initiative, a program designed to revitalize neighborhood business districts. As part of this program, a part-time staff person now acts as a liaison between Lower Polk merchants and police. Another city program is scheduled to spend $1 million on installing new lights and planting trees later this year.

Activists say the LPN focus is not on outreach, therapy, or support for the Polk’s marginalized residents but on pushing undesirables out of the neighborhood and ejecting outreach programs like a local needle exchange.

Last year Abst was the subject of a "wanted" poster put up on Polk by the group Gay Shame. The group calls the LPN a "progentrification attack squad" whose goal is to "remove outsider queers and social deviants from our neighborhood in order to accelerate property development and real estate profiteering."

The hustler bar Club RendezVous lost its lease in 2005 after the property was bought and razed. Its co-owner, David Kapp, didn’t return our phone calls seeking comment, but he told the Central City Extra in February 2006 that a "smear campaign" by the LPN stopped him from relocating down the street. A First Congregational Church is now being constructed where RendezVous once stood. The church was designed by Case+Abst.

Case told us that the Planning Department wanted to see neighborhood support for the RendezVous move. The LPN asked that RendezVous provide security, but the bar’s owners refused. "They always had younger, underage boys hanging out," Case said. "There are a lot of families in this neighborhood. We wished them well, but it’s also a community." He told us he wants not to gentrify the neighborhood but to make it clean and safe.

But safe for whom?

Chris Roebuck, a medical anthropologist at UC Berkeley, told us that the increased policing has also meant increased harassment of trans women. Sex workers, many of them immigrants from Mexico, the Philippines, and Thailand, are "increasingly being pushed into the alleyways, into unsafe spaces," he said. He’s also noticed a criminalization of what he called "walking while trans" in the six years he has spent interviewing trans women on Polk Street.

At a community meeting with the district attorney earlier this month, two trans women said the police, despite sensitivity trainings, do not take them seriously when they report a crime.

"Getting rid of the public space for trans women and drug users is not safe for them," Polk resident Matt Bernstein Sycamore (a.k.a. Mattilda) told us. "Deportation [of immigrant sex workers] is not a safe space. The needle exchange actually does make people safer. Getting rid of it does not make people safer."

Sycamore, editor of the book Tricks and Treats: Sex Workers Write About Their Clients, is concerned with what he calls a "cultural erasure" in the area. "Polk Street has been the last remaining place where marginalized queers can come to figure out how to cope, meet one another, and form social networks," he told us. "That sort of outsider culture has been so dependent on having a public space to figure out ways to survive. That is the dream of San Francisco — that you can get away from where you came from and cope, and create something dangerous and desperate and explosive."

POLK VILLAGE?


When Kimo’s changes hands at the end of September, San Francisco will lose one of the last vestiges of a hustler culture housed on Polk Street since at least the early 1960s.

On a recent night, six gray-haired men sat chatting or reading the paper, relics of Polk Street’s heyday. A young man with a shaved head and black hoodie stood outside the front door and gave a suspicious look to a young blonde woman in bikini straps who breezed in with two friends, laughing, oblivious to him. A sign in front read "No Loitering In Front of These Premises."

The state’s Department of Alcohol Beverage Control mandated the warning, Kimo’s bartender John David told us. He said he thinks that was the result of pressure from the LPN. "Kimo’s is the new whipping boy," he told us. "RendezVous is out, and now it’s our fault that people are on the streets."

Case denies that his group had anything to do with the crackdown on Kimo’s.

A tall man with shaggy brown hair standing on the sidewalk near Kimo’s, who asked to be identified by his porn-actor name, Eric Manchester, complained that a way of life is coming to an end. Manchester said he started hustling on Polk at age 17 after leaving the "redneck, racist town" of Martinsville, Ind., in 10th grade and being stationed in San Diego by the Navy.

"It wasn’t just money for me," Manchester told us. "This was a good place to come and get advice, comfort, support. There are people that need people, and they’re going to take that all away. San Francisco is going down the tubes. All the heterosexual people are moving in. They like the police-state mentality."

Among the new arrivals is the owner of the $6.5 million O’Reilly’s Holy Grail Restaurant that stands just a few doors down Polk Street from Kimo’s. On a recent evening, a musician played soft jazz on a black grand piano, while men in starched pastel button-down shirts stood around on the hickory pecan floor.

Myles O’Reilly opened the restaurant two years ago, when he also transformed a low-rent residential hotel above the space into 14 European-style hotel suites. Neighbors point to the property as a tipping point in Polk’s transformation. But O’Reilly sounded almost defeated when he talked about his "multimillion-dollar jewel in the middle of the desert."

"We are only a couple blocks from City Hall and Union Square," he told us. "But tourism doesn’t come this way."

With the goal of transforming the area, he teamed up with John Malloy, the head of the recently founded Polk Corridor Business Association, who has also chaired the LPN.

One of their projects is on view outside the restaurant and along the street. Colorful banners read: "Welcome to Polk Village … working together to build a cleaner, safer, more beautiful community." The PCBA plans to circulate a petition to officially change the name of Polk Gulch to Polk Village in a few years, but O’Reilly isn’t waiting. He defiantly lists the restaurant’s address as 1233 Polk Village on his building.

That "village" will house a small army if these merchants have their way. "We need foot patrols up and down Polk Street," Malloy, who lives in the neighborhood, told us. "We’re going to get more police even if we have to go out there and hire them ourselves."

O’Reilly took out his cell phone and started showing me photos. "This is defecation on the sidewalk outside," he said, pointing to a smudgy image. "This is condoms on the sidewalk. You see this lovely photograph? That’s a condom in the flowerbed. That’s what my son had to see this morning. And nobody helps."

"There are 1,000 condos being built here," O’Reilly said. "Something has to be done to restrict the number of street people."

VANISHING NEIGHBORHOODS


The Tenderloin, and to a lesser extent Polk Gulch, risked being swallowed by the expanding downtown financial district and tourist industries in the late 1970s. But in the 1980s, community activism secured a moratorium on the conversion of residential hotel units, required luxury hoteliers to contribute millions of dollars in community mitigations, downzoned dozens of blocks of prime downtown property, and created a nonprofit housing boom.

It is these achievements that new merchants and residents point to when distancing themselves from the word gentrification. LPN cofounder Case told us that because apartments in the area are rent controlled, gentrification is "not possible."

Not so, said Tommi Avicolli Mecca of the Housing Rights Committee. "Look at the Castro," he told us. "It’s full of rent-controlled buildings. All you have to do is evoke the Ellis Act, or you buy out the tenants."

Or look next to the Congregational Church construction on Polk. There stands an almost-completed four-story building whose 32 units are being sold for up to $630,000. A large glossy poster in its window advertises the units’ "open living and dining areas," along with "stainless steel appliances, custom cabinets, [and] granite counters."

Brian Bassinger, cofounder of the AIDS Housing Alliance, told us that in one of the buildings where his organization houses people a few blocks south of Polk Gulch, rent is now $1,700 a month, up from $1,325 just a few years ago.

Gayle Rubin, a professor of anthropology at the University of Michigan and a historian of South of Market leather cultures, told us that gay neighborhoods are disappearing across the country as the core of major cities are transformed into high-value areas. This puts pressure on the economic viability of queer neighborhoods, most of which — despite the stereotype of the wealthy gay — have taken root in marginalized, poor neighborhoods.

"Polk Street is just one little battle in the war," Mecca told us. "The Mission was a working-class lesbian area. That whole lesbian culture got lost overnight. The bustling culture of queer artists in the Castro — all gone. The South of Market leather scene — gone. Parts of our culture, the very thing we came to San Francisco for, keep getting wiped out."

Kelly Michaels did develop a certain amount of celebrity as a performer at the famed club Finocchio’s and as a porn star; fans still post photos and gush over her online. And she remains drawn to the Polk, even if her relationship with the neighborhood is deeply ambivalent.

"It’s so evil, so dark, full of drugs and despair," she told us outside Divas. "But this is my home and my family."

"The people left here are going to fight for their home," she said. "Some people have been here forever. Their whole life is here. It’s impossible to get an apartment in other places of this city."

"This is a sanctuary," she said. "They’re taking the sparkle out of San Francisco."

The original queer district

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The Tenderloin and its more settled fringe, Polk Gulch, have a long history in queer San Francisco.

The city’s street prostitutes were pushed into the Tenderloin after the 1914 Red-Light Abatement Law led to a crackdown on the Barbary Coast. Police crackdowns on gay bars in North Beach in the early 1960s led to the ascendance of Polk Gulch as the city’s gay center.

In the 1960s, a vibrant queer culture consisting of young butch hustlers, drag queens, transgendered sex workers, and older men spanned lower Polk and the adjacent Tenderloin. By 1966, the area supported more than two dozen gay bars and baths, sex shops, restaurants, men’s clothing stores, gay theaters, and gay hotels, according to GLBT Historical Society records. The Gay Freedom Day Parade passed through Polk Gulch in the early 1970s. Before Halloween in the Castro, Halloween was in the Polk.

A 1966 police riot at Compton’s Cafeteria, an all-night hangout for hustlers and street queens just a few blocks from Polk Gulch, predates New York’s famous Stonewall riot by three years.

Many gay men from Polk Gulch migrated to the Castro in the mid-1970s, and their businesses left with them. But Polk Street remained a vital center for poor queers of color, hustlers, runaway youths, trannies, and drug users who were generally not welcome in the Castro. The AIDS epidemic hit the Polk hard in the 1980s, which also saw a rise in crime and drugs in the area.

The dot-com boom of 1999–2001 hastened this collapse, accelerating gentrification in the area. A series of fires at SROs, including one in 1998 at the Polk Street Leland Hotel, displaced low-income tenants, while condos began to be constructed in their place. Increased policing, tied in with new upscale businesses and tenants, the aging of the bars’ owners and core clientele, and competition from the new technology of the Internet, also changed the neighborhood’s character.

In the past few years especially, businesses began buying up limping gay bars, transforming them into hip, heterosexual meeting places. RendezVous was razed. The Polk Gulch Saloon became the Lush Lounge. Reflections, a male hustler bar, became the Vertigo Lounge. The Giraffe, a gay bar since 1979, became the Hemlock Tavern. The dive bar Katie’s became Blur. (Plaster)

Editor’s Notes

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› tredmond@sfbg.com

It’s all unofficial at this point, but I’m hearing that Mayor Gavin Newsom is (finally) getting ready to appoint a new city planning director, a fact that sounds like an uninteresting bit of bureaucratic business but is actually one of the most important decisions he’ll ever make. And it will impact everyone who lives in the city, for years to come.

The director of city planning holds an immensely powerful job in this town. You wonder why there are too many cars on the streets and too many tall office buildings downtown, why there’s not enough affordable housing and not enough open space, why Muni is overcrowded and doesn’t run on time? I can trace all of those problems back to decisions made by the city’s planning directors over the past several decades.

In theory, the director reports to the Planning Commission, which sets policy on things like desirable types of development, where offices should go, where blue-collar jobs should be protected, and how many new people can be crammed into a geographic area without overwhelming the capacity of the streets and the transit systems. The way city planning textbooks talk about the job, planners develop visions of urban space, looking at what patterns of land use and development will improve the quality of life in a community, then set zoning rules to foster those visions.

In reality, here’s what’s been happening under the incumbent, Dean Macris, in San Francisco:

A developer who wants to make a lot of money building a project — these days, probably a high-rise full of expensive condos — hires a fancy architect and comes to the planning director with a proposal. The fancy architect talks about (to use the sort of language you actually hear inside the Planning Department) "a tall, slender shaft rising between the mounds of the downtown skyline" — no, I didn’t make that up — and next thing you know, Macris is in love. Oooh, he wants that tower — so he and his staff devise planning rules and guidelines to make it possible for the developer to build it.

(Of course, the way the Planning Department budget works only encourages that sort of behavior. Much of the money to run Macris’s fiefdom comes from developer fees. No developers, no fees.)

Then the activists come along and demand that the developer kick something back to the community. So the developer — who stands to make an absolute killing on the project — throws a few dollars around for a little bit of affordable housing and a few community amenities. And next thing you know, there’s an enormous high-rise under construction.

Developer-driven planning is, by definition, terrible. It was under Macris’s prior reign, in the 1980s, that something like 30 million square feet of high-rise office space was built downtown, driving up housing prices, attracting more traffic, overburdening Muni, and, since high-rise offices cost more to serve than they pay in taxes, hammering the city budget.

And now the city is poised to make some absolutely critical decisions about the future. We need a real planning director who isn’t a developer toady.

The search is down to two or maybe three candidates, at least one of them truly awful. And I hear from good sources that Newsom is listening to Macris’s advice on the choice. I fear for my city.<\!s>*

Editor’s Notes

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› tredmond@sfbg.com

I’ve looked at all the grand designs for the tower that will pay for the new Transbay Terminal, and I’ve read the architectural critiques, and frankly, I’m sick of it all. The plans are all ugly, and they’re way out of scale for this city — but what really gets me is that this is how we’ve chosen to finance our civic infrastructure.

Why do we have to live with a giant high-rise office tower near the Transbay Terminal? Because if we don’t, there won’t be any money to build what should be the central transit link for the Bay Area, a landmark bus and train station on the scale (we’re told) of Grand Central in New York.

I’m not entirely in agreement with every decision that’s been made about the new terminal, but I do agree that it ought to be an essential part of the city’s future. As we shift away from the car and the freeway as the basic units of transportation in California — and we have no choice, we simply have to — a downtown center where trains and buses stop and people come and go will become what the Ferry Building was long, long ago. It will be the way people arrive in San Francisco. We need to make it work.

But the project will cost a lot of money, almost $1 billion — and nobody wants to pay higher taxes to fund this sort of thing. In fact, nobody in California wants to pay higher taxes for anything. So the folks at City Hall have decided that the only way we can have a new transit terminal is if we hock a piece of our city and our skyline to fund it. So we take some of the land on the terminal site and let a developer build a monstrosity of a high-rise on it — and that will bring in the money that we can’t get any other way.

It’s the same reason we have that god-awful Rincon Tower sticking its ugly head into the sky: the developer offered to pay for a fair amount of affordable housing and other community amenities that the taxpayers won’t fund because local government can’t raise taxes in California without reaching extraordinary lengths that are almost politically impossible. So here’s the deal: You want affordable housing? Give a big developer the rights to do something awful, and in exchange, we’ll get a few dollops of cash for civic needs.

Imagine for a moment what the state might look like if we’d had to cut this kind of deal to build the University of California system. You want nice colleges, with higher education available to every state resident who qualifies? OK — sell off the coast and let it become a giant Miami Beach. Or sell the Klamath, the Tuolumne, and a few other rivers to Disney for water parks. Or sell Muir Woods for condos. You don’t want to do that? Too bad — no world-class university system for your kids.

This is the devil’s bargain we have agreed to settle for in 2007. This is how we create public space, public facilities, public amenities. We save the Presidio by giving it to George Lucas. We create a wi-fi system by giving the broadband infrastructure to Google and EarthLink. We can’t do anything ourselves, as a community; all we can do is grab for the scraps the private sector will toss us.

My friends, this sucks. *

Is Bruce Brugmann alive, or is he spinning in his grave?

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By Bruce B. Brugmann

Several folks pointed out to me that the San Francisco Chronicle carried a premature comment on my death, in its Aug. 9th feature “What people say about the designs (of our new towering highrise buildings).”

It quoted Michael S. McGill, the former executive director of the San Francisco Urban Planning & Research Association and former executive director of the Bay Area Forum, 64, now living in Washington, D.C.

Said Gill, “Having left SF at the end of the two-decade war over high-rises, in the early ’90s, I am astonished at the apparent public support for ‘the tallest high-rise on the West Coast.’ How things have changed! Is (San Francisco Bay Guardian publisher) Bruce Brugmann still alive, or is he spinning in his grave?”

Hey, Mike, good to hear from you. Your report of my death is premature and I am happy to report that the Guardian
is still firmly on top of the highrise issue, which I like to call pellmell Manhattanization. We stopped the first highrise boom with Proposition M, the limited growth initiative on commercial highrises and the downtown highrise boom.
But now the issue is highrises with million-dollar condos, ugly, much too high and out of proportion for a compact city and its compact neighborhoods, built not for residents but for people working outside the city and driving out our lower income and middle classes.

You can rest assured, Mike, that we are on the story and fighting them every way we can. And soon you may see the equivalent of a Prop M for highrise condos. Can we count on you to come back and join the battle?

Postscript: “The Devil’s Bargain at the Transbay Terminal,” a blog by Guardian Executive Editor Tim Redmond, eloquently summarizes the key political point behind the new highrise boom. “Nobody in California wants to pay higher taxes for anything. So the folks at City Hall have decided that the only way we can have a new transit terminal is if we hock a piece of our city and our skyline to fund it. So we take some of the land on the terminal site and let a developer build monstrosity of a highrise on it–and that will bring in the money that we can’t get any other way.”

Dust storm continues

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The dust is still settling after a contentious Board of Supervisors hearing July 31 about public health problems allegedly related to the 1,500-unit condo complex that Lennar Corp. is building on Parcel A of the Hunters Point Shipyard. Department of Public Health officials succeeded in convincing a narrow board majority not to urge a temporary halt to the project but failed to reassure hundreds of mostly African American residents of Bayview–Hunters Point that their health has not been negatively impacted by Lennar’s inability to properly monitor naturally occurring asbestos and control dust at the hilltop site.

At the hearing, minister Christopher Muhammad of the Muhammad University of Islam, which lies adjacent to Parcel A, urged a shutdown and accused the city of "environmental racism," while Dr. Arelious Walker of the True Hope Church of God in Christ and Rev. J. Edgar Boyd of Bethel AME argued that the project is safe and beneficial to the community and that, in Walker’s words, there is "no evidence to warrant a shutdown." Many project supporters were brought in by Lennar on buses. Some observers called the clash "a holy war in the Bayview."

After the board voted 5–6 against a shutdown, there were angry allegations that some pastors had not publicly disclosed their financial interest in seeing the construction project continue. During the hearings, neither Walker nor Boyd disclosed that they had a contract with Lennar to build 200 homes on Parcel A. Reached by phone, Walker denied any self-interest in recommending that Lennar’s construction project continue. "My history disproves that," Walker told the Guardian. "If anyone unearths any evidence of harm, I’d back off my support."

The federal Agency for Toxic Substances and Disease Registry is doing an assessment based on a July 17 request by the Department of Public Health. In a public health assessment of Oak Ridge High School in El Dorado County, where naturally occurring asbestos was exposed during construction of a playing field, the federal agency found that athletes, coaches, and maintenance workers were "at higher risk [of exposure to asbestos] than previously thought," according to spokesperson Susan Muza. But while the agency recommended soil removal and landscaping, Muza told us it did not recommend the school be relocated or closed.

Meanwhile, Walker also rejects the notion that Bayview–Hunters Point is being torn apart by competing religious factions. "Minister Muhammad’s group has helped prove that there is a serious problem," Walker said. "I applaud him for that. We just disagree about the dust, but that’s not going to bring about a breach. I refuse to let there be a holy war."

Walker said his motive is more African American homeownership. But he learned how tough that is when he developed 20 town houses near Candlestick Point. "We wanted a 50 percent African American homeownership rate, but only two families ended up qualifying," Walker said, blaming "bad credit."

That raises questions about the likelihood that Bayview–Hunters Point’s predominantly African American and low-income community will be able to afford Lennar’s condos, with prices ranging from $300,000 for units required to be "affordable" (about 30 percent of the units) to $700,000 for market-rate units. (Sarah Phelan)

Fixing Muni — and traffic

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EDITORIAL There is much to like and some things not to like in Sup. Aaron Peskin’s Muni reform measure, but the most important thing the measure does is demonstrate that Muni won’t get better unless the city also works on controlling car traffic in congested areas. It’s a critical policy issue that’s going to be the subject of a heated fall ballot campaign — and so far Mayor Gavin Newsom is planted squarely on the wrong side.

Nobody can dispute the motivation behind Peskin’s charter amendment: Muni is a train wreck right now, with service far below acceptable levels. Something has to change, and the way he’s proposed it, the system would get an additional $26 million in guaranteed city money, and Muni management would have some expanded ability to set performance standards and require the staff to meet them.

We would, of course, prefer that the dedicated Muni money come from some new revenue stream, not from the existing General Fund. And we’ve always believed that the supervisors and the mayor should have to sign off specifically on any Muni fare hike. But overall, a lot of what Peskin is proposing makes sense — and now that he has worked out the problems that labor initially had with the measure, it has a good chance of winning this fall.

The mayor thought so too and had endorsed the proposal — until Peskin took the critical step of adding in restrictions on downtown parking. That would undermine the plans of big developers and their allies, who want the right to add a lot more parking spaces and curb openings for their luxury condo projects downtown.

The developers, with the help of Gap founder and power broker Don Fisher, are trying to get their own ballot measure passed, one that would greatly expand downtown parking. That’s exactly the wrong direction in which San Francisco should move.

In fact, what the city needs is a policy directive aimed at reducing the number of cars downtown and keeping the total number in the city from rising. Current planning documents and projections are all based on the assumption that more cars will pour into the city over the next 10 years, and that may become a self-fulfilling prophecy. But it doesn’t need to be.

San Francisco is one of the most environmentally aware cities in the world. And as more residential development comes in downtown, there’s absolutely no reason why this city can’t stick to its transit-first policy and set a goal of reducing congestion in the urban core.

Others cities are doing it. London has had tremendous success with restrictions on driving in its central City (and a stiff price tag for doing it). New York is looking seriously at congestion pricing, and San Francisco ought to be pursuing Sup. Jake McGoldrick’s idea of bringing the concept here.

And the cold, hard fact is that fewer parking spaces means fewer cars. If the value of downtown high-rise condos is that they will encourage people to walk or take transit to work, why fill the basements with parking garages?

If San Franciscans want Muni buses to be able to negotiate rapidly and efficiently through the downtown area, why shouldn’t the city do everything possible to clear some of the car traffic out of the way?

Newsom was willing to support the Muni measure — and knew in advance, Peskin tells us, that parking limits were going to be part of it — but the minute his downtown backers started to yelp, he backed away. Now the mayor is in the position of opposing Muni reform — in the name of helping developers build more parking in a city that already has too many cars. That’s a terrible place to be for a mayor who tries to portray himself as an environmentalist. *

This is strong?

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By Steven T. Jones
Frankly, I’m not terribly disappointed to hear that Matt Gonzalez isn’t running for mayor. Having basically bowed out of public life after losing the last mayor’s race, I just didn’t see how he was a good rallying point for the progressive movement, let alone a real threat to win.
But I was a bit irked to read Gavin Newsom’s campaign manager Eric Jaye’s comment to the Chronicle: “They’re in total collapse,” Jaye said of the city’s progressives. “They had all year to organize themselves … as they get weaker, we get stronger.”
Really? A strong mayor might stand up to the Police Officers Association to demand reform or accountability, or to the downtown forces that are suing to kill the city’s new health plan and going to the ballot to undo neighborhood-based parking policies developed over the last three decades, or showing leadership (rather than a petulant “take it or leave it” attitude) in fixing his flawed wifi proposal, or doing something to create more affordable housing rather than just kowtowing to the developers of million-dollar condos, or doing his job and initiating official misconduct proceedings against Sup. Ed Jew. Instead, Camp Newsom seems to believe that they get stronger by taking weak stands and thus preserving political capital.
Apparently, it’s a strategy that has been effective enough to stay popular and clear the field of competitors. But as long as we keep buying our ink by the barrel, the Guardian will keep countering the self-serving spin of our ineffective by photogenic celebrity mayor.

Key housing vote on tuesday

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By Tim Redmond

The supervisors will vote Tuesday on whether to allow high-end condos and (another!) Walgreens in the Mission at 3400 Cesar Chavez. Leftinsf has a good summary of the issue. I live in the area, and I can tell you: the last thing we need are more condos for the rich and another damn Walgreens.

This is insanity; The site, like so many in the Eastern Neighborhoods, ought to be preserved for community-based affordable housing. There aren’t many places left to build housing of any sort, and every time you turn one of them over to the get-rich-quick speculators and developers, you lose a site for housing that would allow working people and families to stay in the city.

Sup. Tom Ammiano wants affordable housing on the site, and typically the supes defer to the district representative on these sorts of things. But this time, both Jake McGoldrick and Bevan Dufty may be leaning toward the developers.

It’s true that there isn’t, at the moment, a community alternative with the funding to move forward. But if the private developers take this site over, there never will be. It’s worth delaying the process to give affordable housing a chance.

No waterfront highrises

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EDITORIAL We’ve been concerned for decades about development along San Francisco’s waterfront, and with good reason: the Port of San Francisco has done a generally miserable job of managing one of the city’s most significant resources. In the 1960s and 1970s, the port effectively gave up on the shipping industry, losing container freight (and plenty of good blue-collar jobs) to Oakland. Development proposals for port property, particularly under then-mayor Willie Brown’s administration, were largely horrible.

And now the port wants the state to turn over development rights for some key seawall-protected properties, which could be turned into very-high-end housing with ground-floor retail. The port needs the money for historic preservation and is promising to build some waterfront parks, which is all well and good. But when it comes to building expensive housing along the waterfront, we’re dubious right off the bat — and even more dubious now that Port Director Monique Moyer is howling about the prospect of a 40-foot height limit.

Sen. Carole Migden has introduced legislation, Senate Bill 815, that would authorize the port to lease out for development lots that are now part of a state trust. But at the request of neighborhood groups, she wants height limits included in the deal as part of state law.

The port argues that 40 feet is too low for, say, three stories of housing above a storefront. Besides, port staffers say, zoning issues should be a local decision, and the state should hand over the lots and let the city decide on height, bulk, density, and appropriate use. In principle, we’d tend to agree with that — but the City Planning Department today is a disaster, with every key decision driven by developers, and the last thing this city needs is a string of high-rise condos on the waterfront.

If the port’s land is going to be developed, it has to be done with tremendous sensitivity, clear public benefits — and inflexible, mandated height limits. And if the money is going to go to parks, we’d like to see specifics, in advance: which projects will pay for which parks, and where — and what guarantees do we have that they’ll ever be completed?

This is the kind of decision that will affect the city for a century or more. Migden’s right: we should take it slowly and carefully. *

Tweeking the tidelands

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› sarah@sfbg.com

With the furor over her erratic driving incident still lingering and a primary challenge from Assemblymember Mark Leno starting to get nasty, state senator Carole Migden is now wading into another potentially pungent political pool.

This time around, the battle involves the state’s laws governing coastal land use, the Port of San Francisco’s revenue needs, and the competing interests of folks who live along, work near, or simply like to relax and recreate along the city’s bayside waterfront.

Migden’s Senate Bill 815 would make three major changes to the ancient and arcane laws that govern the use of the state’s tidelands. It would allow the port to rent out 11 seawall-protected properties, currently used for surface parking lots, for development over 75 years, after which they would return to the public trust.

It would also permit the port to sell off "paper streets" — lots that serve as view corridors, public rights-of-way, and connections between the city and its waterfront, including portions of Texas, Custer, Ingalls, and Davidson streets developed with warehouses, as well as the recently closed Hunters Point Power Plant.

Last, Migden’s bill would allow the transfer of the 36-acre, federally owned Jobs Corps parcel on Treasure Island to local control as part of an exchange of public trust and nontrust lands on Treasure and Yerba Buena islands.

Port special project manager Brad Benson told the Guardian that the local agency worked with the California State Lands Commission for two years on ways to help increase the port’s revenue-generating capabilities, and this bill was the result.

"We cc’d the neighborhood organizations on the amendments that we sent to Migden’s office on June 12, and we invited further discussion," Benson said of the proposal, which is intended to help cover the port’s estimated $1.4 billion cost for seismic retrofits and restorations, hazardous-material remediation, storm-water management, and improved waterfront access by relaxing the land-use restriction of the 1969 Burton Act.

The Burton Act gave the port control of San Francisco’s waterfront from Fisherman’s Wharf to Candlestick Point, including 39 historic finger piers between Fisherman’s Wharf and China Basin. But it also limited the port to leasing seawall lots for street purposes such as surface parking while giving it the financial responsibility of maintaining and restoring the historical waterfront.

Today just about everybody agrees that surface parking is a horrible use of the seawall lots — with the possible exception of the Giants, who want to retain 2,000 spaces on the 14-acre lot they lease next to Mission Creek. But in recent weeks disagreement has broken out over last-minute amendments that were added to Migden’s bill June 20 to impose height limits on four seawall lots in the Northeastern Waterfront Historic District and remove a fifth lot entirely.

Those amendments were added following input from neighborhood groups like the Telegraph Hill Dwellers, the Barbary Coast Neighborhood Association, and the Friends of the Golden Gate, a 1,400-member nonprofit whose stated goal is "to preserve open recreational space for the citizens of San Francisco."

In a June 20 letter to Migden, Telegraph Hill Dwellers president Vedica Puri argued for height limits on the basis of a "visual and historic connection between the waterfront and Telegraph Hill" created by "higher structures closer to the base of Telegraph Hill and lower buildings near the Embarcadero." Noting that three of the disputed lots are currently zoned for heights of 40 feet, with the fourth lot, closer to Telegraph Hill, zoned for 65 feet, Puri argued for respecting local height limits in place as of January.

Meanwhile, the Barbary Coast Neighborhood Association, the Telegraph Hill Dwellers, and the Friends of the Golden Gate asked that lot 351, which abuts the Golden Gate Tennis and Swim Club, be excluded from the deal.

"There is an ongoing struggle in the Barbary Coast neighborhood over an outsize condominium project usually known as the 8 Washington Project," Jonathan Middlebrook of the association’s Waterfront Action Group warned.

Friends of the Golden Gate chair Lee Radner, in a June 29 letter to Loni Hancock, chair of the Assembly’s Natural Resources Committee, argued for keeping lot 351 under the public trust because it "abuts the open recreational space, along the Embarcadero, Washington, and Drumm streets."

"Lot 351, if removed from the public trust," Radner wrote, "will give a developer the option to build high-rise, exclusive, and costly condominiums that would spill over into the recreational space and change the open view corridors to Telegraph Hill and Coit Tower forever, limit the light and views of many neighbors, and impact the traffic on an already congested Embarcadero."

But two local planning and land-use groups argue that Migden’s amended legislation would wrest control of height restrictions from the local planning process and benefit a well-heeled few at the expense of everyone else.

Tom Radulovich, executive director of Livable City, said he believes height limits and urban design should be decided at the local level. "The problem with stipuutf8g a 40-foot height limit is that you end up getting squashed retail space, creating a pokey, unpleasant atmosphere," said Radulovich, who’d rather see the lots taken out of the bill than included with those provisions. "To my mind the question is: how do builders create a great street? And what building controls help achieve that goal? We wanted to make these lots more walkable, bikeable, and accessible to contribute to the overall public good with the maximum opportunity for local control. The latest amendments tip the balance towards state interference, and that’s inappropriate."

Tim Colen of the Housing Action Coalition accuses the neighborhood associations of "not wanting any height increases or other uses to the extent that it might threaten their view." Colen said developer Simon Snellgrove of Pacific Waterfront Partners is interested in lot 351, which lies across from the Ferry Building, to create high-end condos, mixed-use residential units, and 34 below-market-rate units.

He acknowledges that the Golden Gate Tennis and Swim Club would lose three tennis courts under the legislation. "But this is a chance for 34 families to get housing and be able to stay in San Francisco," Colen said. "The Golden Gate Tennis and Swim Club is a really sweet facility, but it ain’t public recreation. Migden’s bill benefits some very well-heeled people when the interests of many are at stake."

Migden’s bill, which cleared the Senate but must return for final approval because of the amendments, is set to work its way through the Assembly by August. Benson said continued negotiations would be a good thing. "We appreciate Senator Migden’s work, but we believe height limits are a locals-only matter to be decided by the Board of Supervisors and the mayor."

But the Barbary Coast Neighborhood Association’s Diana Taylor said her group "spent hours getting the community informed, telling the port what we wanted, until eventually we came up with a bottom line, what our compromises were…. That’s where senator Carole Migden developed amendments, and this was the first time that we came to a coordinated agreement. But now we find out that the port isn’t happy with some of the amendments. What we’d like to see is a more clear-cut strategy to bring the port and the communities together. We’re adversaries right now, but we shouldn’t be."

With the port set to have a public discussion July 31 about lot 337 (the Giants’ parking lot next to Mission Creek), Jennifer Clary of San Francisco Tomorrow notes that Mission Creek is home to 60 species of birds. As she said, "Isn’t habitat preservation and restoration part of urban development? Is it really a choice between people and birds? Is that the decision?"<\!s>*

Downtown’s car obsession

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By Tim Redmond

So the developers and some businesses want to build more parking in San Francisco. We’ve seen this game before; in the past, the supervisors have been able to shoot it down, but now it may go before the voters. Here’s the part of the argument that infuriates me:

Supporters claim the initiative, sponsored by the San Francisco Council of District Merchants Associations, prepares The City for an expected influx of vehicles during the next five years.

Why is there an “expected influx of vehicles?”

Why is the city constantly looking for ways to plan for more cars?

Why isn’t it official city planning policy that the number of cars in San Francisco will decrease over the next five years?

This is the great lie of urban planning (as practiced by developers and their advocates): First you “project” more cars (or more jobs, or more population or whatever). Then you automatically have a case to build — more garages, more parking lots, more condos, more highrise office towers — for your “projected” demand. And, of course, once you bild million-dollar condos, they fill up (perhaps with globe-trotting wealthy people looking for pieds-a-terre, but whatever), thus fulfilling the “projections,” and once you make room for more cars, you’ll get more cars in a city that already has too many.

These “projections” are a bogus, self-fulfilling prophecy. Let’s project a city we really want, and plan for that one.

A clear housing choice in the Mission

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OPINION On April 19 the San Francisco Planning Department approved a market-rate condo development with a 24-hour Walgreens store at the northwest corner of César Chávez and Mission. The project features 60 expensive ownership units and 67 residential parking spaces. To support the Walgreens, the developer is also including 24 customer parking spaces, 12 spaces for employees, and one car-share space.

The development as proposed is not in compliance with the city’s General Plan, the recent Eastern Neighborhoods planning requirements, or the January Board of Supervisors resolution calling for 64 percent of all new housing to be available at below-market rates — and there’s an alternative that offers true low-income family housing and community space. If the supervisors are serious about preserving affordable housing, they’ll reject this ill-conceived plan.

The developer, Seven Hills Properties, told the Planning Commission that families would be able to afford these simple, unadorned condos through the first-time home buyers services offered by the Down Payment Assistance Loan Program in the Mayor’s Office of Housing. The truth is that the developer is offering only nine below-market units affordable to working- and middle-class families. All of the other units will be priced at close to $550,000 for a studio and as much as $700,000 for a three-bedroom unit.

Think about those prices. A person or family making as much as $63,850 a year could qualify for the down-payment assistance. Such a person or family would have to come up with a $27,500 share of the down payment and would be paying about $3,000 a month for a mortgage — 55 percent of their income.

It doesn’t have to be this way. Back in December 2006, Seven Hills told the Mission Anti-Displacement Coalition that it would be interested in selling the development rights at the site to MAC if MAC could come up with a development proposal. MAC then worked with us at the Bernal Heights Neighborhood Center, and together we created a viable offer — which Seven Hills dismissed as unrealistic.

Our proposal was to develop between 60 and 70 units of affordable housing, with community-service space below. Across the street, in 2001, the BHNC opened its Bernal Gateway development, 55 affordable family units with on-site community services that subsequently won two highly coveted national awards, with a financing strategy similar to the one we suggested for the Seven Hills property.

MAC has appealed to the Board of Supervisors, which is scheduled to hear its appeal July 17. This is a neighborhood issue that has citywide implications.

The arguments couldn’t be more clear or compelling: The project doesn’t comply with the Planning Department’s own guidelines. It brings pricey housing and a chain store to a neighborhood that needs neither. And there’s a credible alternative that ought to be given a chance. *

Joseph Smooke

Joseph Smooke is the executive director of the Bernal Heights Neighborhood Center. If you are interested in this issue, please contact Jane Martin, BHNC community organizer, at jmartin@bhnc.org.

Fix Newsom’s bad budget

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EDITORIAL Annual budgets can seem wonky and impenetrable, but they’re perhaps the most important statements of a city’s values and priorities. That’s why it’s critically important for the Board of Supervisors to make significant changes to Mayor Gavin Newsom’s proposed $6 billion spending plan, which is out of step with what San Francisco should be about.

Ideally, this month’s budget hearings would be informed by an honest and open discussion of what Newsom proposed in his June 1 budget, how it affects residents and Newsom’s political interests, and where the board might want to make some changes.

Unfortunately, both the San Francisco Chronicle and the Examiner have failed to offer a substantial analysis of the budget; instead, they’ve focused on sensational headlines about whether the mayor has used cocaine, personality conflicts between Newsom and Sup. Chris Daly (including a pair of over-the-top hit pieces on Daly in the June 23 Chron), and misleading spin coming from Newsom’s office and reelection campaign.

But there’s plenty of good budget analysis out there, thanks to the work of city agencies such as the Controller’s Office and the Board of Supervisors’ Budget Analyst Office, nonprofits like the People’s Budget Coalition, smart citizens like Marc Salomon, and reporting by the Guardian‘s Sarah Phelan ("The Budget’s Opening Battle," 6/20/07) and Chris Albon ("Newsom Cuts Poverty Programs," 6/20/07).

What that analysis shows is that the mayor’s much-ballyhooed "back-to-basics" budget — which prioritizes public safety, cityscape improvements, home ownership programs, and pet projects such as Project Homeless Connect — would make unconscionable cuts to essential social services and affordable housing programs, rely way too much on gimmicks and private capital to address public needs, and offer almost nothing that is innovative or befitting a progressive city at a crucial point in history.

Some specific examples and recommendations:

Newsom’s 4 percent cut in the Department of Public Health budget — which his appointed Health Commission took the unusual step of refusing to implement because the fat has already been trimmed away in previous budgets — is unacceptable. It would slash substance abuse treatment, homeless and HIV/AIDs services, and other programs that would simply be unavailable if the city didn’t fund them. The board should fully restore that funding and even consider providing seed money for innovative new programs that would help lift people out of poverty. Only after the city fully meets the needs of its most vulnerable citizens should it consider cosmetic fixes like expanded street cleaning.

• The budget should strike a balance on cityscape improvements that is lacking now. Contrary to the alternative budget proposed by Daly, which would have cut the $6.6 million that Newsom proposed for street improvements, we agree with the SF Bicycle Coalition that many streets are dangerous and in need of repair. It’s a public health and safety issue when cars and bikes need to swerve around potholes. But the $2.9 million in sidewalk improvements could probably be scaled back to just deal with accessibility issues rather than cosmetic concerns. And we don’t agree with Newsom’s plan to add 100 blocks and $2.1 million to the Corridors street-cleaning program, which already wastes far too much money, water, chemicals, and other resources.

As we mentioned last week ("More Cops Aren’t Enough," 6/20/07), the police budget doesn’t need the extra $33 million that Newsom is proposing, at least not until he’s willing to facilitate a public discussion about the San Francisco Police Department’s mission and lack of accountability. Sup. Ross Mirkarimi (a progressive who is strong on public safety and even clashed with Daly over the issue) was right to recently challenge the terrible contract that Newsom negotiated with the cops, which gives them a 25 percent pay increase and asks almost nothing in return.

Newsom’s housing budget would move about $50 million from renter and affordable-housing programs into initiatives promoting home ownership, which is just not a realistic option for most residents and represents a shift in city priorities that serves developers more than citizens. Some of that change is specific to a couple of big owner-occupied yet fairly affordable projects in the pipeline for next year, but the budget also does little to address the fact that we are steadily losing ground in meeting the goal in the General Plan’s Housing Element of making 62 percent of new housing affordable to most residents, when we should be expanding these programs by at least the $28 million that the board approved but Newsom rejected. Similarly, the board should keep pushing the Housing Authority to apply for federal Hope VI funds to make needed improvements to the public housing projects rather than supporting Newsom’s Hope SF, which purports to magically turn a $5 million expenditure into $700 million in housing — as long as we accept the devil’s bargain of 700 to 900 market-rate condos along with the public housing units.

Finally, there are lots of little items in Newsom’s budget that could be cut to find funding for more important city priorities. Don’t give him $1.1 million to hassle the homeless in Golden Gate Park or $700,000 for his New York–style community court in the Tenderloin.

The bottom line is that a progressive city should not be pandering to the cops, punishing the poor, and polishing up its streets when so many of its citizens are struggling just to find shelter and make it to the next month. Newsom has forgotten about the ideals that the Democratic Party once embraced, but it’s not too late for the Board of Supervisors to correct that mistake. *

Lennar’s Bad News Bears

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Marc McGuire, a tile contractor from San Diego, and CALPASC’s Brad Diede on CNBC this spring to discuss accusations that Lennar has been extorting its contractors

A few months ago, we reported how Lennar had been giving contractors a choice between a rock or a hard place: reduce their unpaid invoices by up to 20 percent—or be excluded from bidding work for a minimum of six months.
Today comes word that the company, which is poised to build condos on most of San Francisco’s underdeveloped lands, including Bayview Hunter’s Point and the decommissioned Hunters Point Shipyard, has just posted a second quarter loss–and it is expecting more losses this year.
Blaming high inventories and dropping real estate prices, and with his company reporting losses of $1.55 per share, Lennar President and Chief Executive Stuart Miller announced, “As we look to our third quarter and the remainder of 2007, we continue to see weak, and perhaps deteriorating, market conditions.”

This time last year, the nation’s biggest home builder was posting a profit of $324.7 million, or $2 per share. But Lennar not alone in its real estate woes. As its quarterly revenue slips 37 percent to $2.88 billion (compared to $4.58 billion this time last year,) the National Association of Realtors reports that sales of existing homes fell for a third straight month in May, the median sales price declined for a record 10th consecutive month and the inventory of unsold homes reached its highest level in 15 years.

Or as Miller put it, ” The supply of new and existing homes has continued to increase resulting in declining home prices across our markets.”

And here comes the part that should really sound the alarms in San Francisco, where a large number of subcontractors look to Lennar for their daily bread. Asked what Lennar intends to do about its financial picture, Miller said his company is “focused on expenses, reducing construction costs and pushing sales to manage inventory.”

With Mayor Gavin Newsom having hastily amended the BVHP redevelopment plan so the Navy could hand the hazardous shipyard over to Lennar for clean up, (despite the company’s ongoing problems monitoring asbestos dust on an adjacent parcel of land), all so he can try and keep the 49ers in town, here’s hoping all the agencies that regulate and oversee Lennar, and not just the local impacted communities, will be watching this project like hawks.

The budget’s opening battle

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› sarah@sfbg.com

Mayor Gavin Newsom and Sup. Chris Daly have been engaged in a high-profile clash over city budget priorities in recent weeks. Newsom appeared to win the latest battle when he galvanized an unlikely coalition and Daly clashed with some of his progressive allies, prompting Board of Supervisors president Aaron Peskin to remove Daly on June 15 as chair of the Budget and Finance Committee.

"This is not about personality, and it shouldn’t be about the mayor’s race. It should be about making sure we have a good budget," Peskin told the Guardian shortly before announcing that he would be taking over as Budget and Finance chair just as the committee was beginning work on approving a budget by July 1.

Yet this latest budget battle was more about personalities and tactical errors than it was about the larger war over the city’s values and spending, areas in which it’s far too early for the Newsom camp to declare victory. The reality is that Newsom’s "back-to-basics budget" — which would increase spending for police and cityscape improvements and cut health services and affordable-housing programs — is still likely to be significantly altered by the progressives-dominated Board of Supervisors.

In fact, while the recent showdown between Newsom and Daly may have been diffused by Daly’s removal as Budget and Finance chair, it’s conceivable that a clash between Newsom and the supervisors is still on the horizon. After all, eight supervisors voted for a $28 million affordable-housing supplemental that Newsom refused to sign, and the mayor could yet be forced to decide whether to sign a budget that lies somewhere between his vision and Daly’s.

Stepping back from recent events and the supercharged rhetoric behind them, a Guardian analysis of the coming budget fight shows that there are difficult and highly political choices to be made that could have profound effects on what kind of city San Francisco becomes.

If Daly wanted to spark a productive dialogue on whether the mayor’s budget priorities are in the best interests of the city, he probably didn’t go about it in the right way. But the approach seemed to be born of frustration that the mayor was refusing to implement a duly approved program for an important public need.

Daly has argued that when he introduced his $28 million affordable-housing supplemental in March, he thought it would be "noncontroversial." Last year the board approved and Newsom signed a $54 million supplemental budget, including $20 million in affordable-housing funds. Daly wrote on his blog that he hoped his latest $28 million request would help "stem the tide of families leaving San Francisco, decrease the number of people forced to live on the streets, and help elders live out their days with some dignity."

But Newsom objected, first criticizing Daly in the media for submitting it too late, then refusing to spend money that had been approved by a veto-proof majority, with only his supervisorial allies Sean Elsbernd, Michela Alioto-Pier, and Ed Jew opposed. Daly pushed back against what he loudly labeled the mayor’s "backdoor veto," which he considered illegal.

"You may not believe the question of affordable housing and affordability is more important than redesigning the city’s Web site or perhaps installing cameras in police cars or fixing a pothole, but to say that the money does not exist is a lie," Daly said at a board meeting.

So when Newsom submitted his final budget June 1, Daly proposed restoring the funding and taking away $37 million from what he called the mayor’s "pet projects." His suggestion triggered a political firestorm, since his targets included a wide array of programs, including $700,000 for a Community Justice Center, $3 million for one police academy class, $10.6 million for street repairs and street trees, $2.1 million to expand the Corridors street cleaning program, and $500,000 for a small-business-assistance center. In their place, Daly argued, the city would be able to restore funds cut from affordable housing, inpatient psychiatric beds, and services for people with AIDS.

In addition to uniting against him those constituencies whose funding he targeted, Daly’s proposed cuts in law enforcement — and his brash, unilateral approach to the issue — threatened to cost him the support of Sup. Ross Mirkarimi, a progressive with public safety credentials who represents the crime-plagued Western Addition. So it was a precarious situation that became a full-blown meltdown once the Newsom reelection campaign started phone banks and e-mail blasts accusing Daly of endangering public safety and subverting the normal budget process.

Pretty soon, with Daly’s enemies smelling blood in the water, it became a sort of feeding frenzy, and various groups urged their members to mobilize for a noon rally before the June 13 Budget and Finance Committee meeting. "We are a sleeping giant that has awakened," small-business advocate Scott Hauge claimed as he e-mailed other concerned stakeholders, who happened to include Friends of the Urban Forest and public housing activists, thanks to Daly’s call for a $5 million cut in Newsom’s Hope SF plan, which would rebuild public housing projects by allowing developers to also build market-rate condos at the sites.

"Mirkarimi seems to feel strongly about having cops and infrastructure, which are typically the priorities of conservatives," Daly told the Guardian as he announced plans to cancel the June 13 budget hearing, which he did after accusing Newsom of engaging in illegal electioneering.

Daly also accused Newsom of abusing his power by securing the City Hall steps for a budget rally at the same time, date, and place that Daly believed his team had secured — a mess-up city administrator Rohan Lane explained to us as "an unfortunate procedural thing."

But while Daly told us he "needed to hear from progressives who enjoy diversity, because if we don’t get more affordable housing dollars, San Francisco is going to become increasingly white, wealthy, and more conservative," all anyone could hear the next day was a pro-Newsom crowd chanting, "No, Supervisor Daly, no!" outside City Hall.

Newsom spoke at the rally and claimed that Daly’s proposal to cut $5 million from Hope SF would eliminate "$95 million in local money to help rebuild San Francisco’s most distressed public housing," a figure that includes the bond issue Newsom is proposing. With the 700 to 900 market-rate units included in the program, Newsom claims the cuts will cost the city $700 million in housing.

"Stop the balkanization of San Francisco!" Rev. Al Townsend roared, while Housing Authority Commissioner Millard Larkin said, "People are living in housing not fit for animals. Protect policies that give people a decent place to live."

"This is about your priorities," Newsom said as he made the case that fixing potholes, sweeping streets, and putting more cops on the beat are now San Francisco’s top concerns.

"I’ve never seen this type of disrespect to the public process," Newsom said, addressing a crowd that included a couple of Daly supporters holding "Homelessness is not a crime" signs alongside people dressed as trees, a dozen people in orange "Newsom ’07" shirts, Newsom campaign operative Peter Ragone, and former Newsom-backed supervisor candidates Doug Chan and Rob Black (the latter of whom who lost to Daly and now works for the San Francisco Chamber of Commerce).

"Gavin Newsom’s budget reflects that he has been listening to you. It’s not something he has dreamed up is his ivory tower," Townsend said, while Kelly Quirke, executive director of Friends of the Urban Forest, pointed out that Daly’s proposal would mean the 1,500 trees that the Department of Public Works planted this year "would not be watered," and Police Commissioner Yvonne Lee said the proposal would "eliminate 50 new officers that could be on streets, plus a $400,000 system to identify the source of gunfire."

What Newsom’s supporters didn’t mention was that his proposed budget, which would add $33 million for the Police Department to help get more officers on the streets and pay existing officers more, also would drastically shift the city’s housing policies by transferring about $50 million from existing affordable-housing and rental-support programs into spending on home ownership and development of market-rate units. And that comes as the city is losing ground on meeting a goal in the General Plan’s Housing Element of making more than 60 percent of new housing affordable for low-income residents.

Daly doesn’t think people fully understand the implications of Hope SF and said public hearings are needed so they "can understand it better." Yet the Newsom rally still touted the mayor’s concern for those in public housing projects.

"We’re not interested in rebuilding unless the tenants are supportive," Doug Shoemaker of the Mayor’s Office of Housing told the Guardian, promising that existing public housing units will be replaced "on a one-to-one basis" and noting that 85 affordable rentals, along with 40 to 50 units for first-time home buyers at a below-market rate (for a household of two with an income of about $58,000 annually) and hundreds of market-rate condos, will be built.

"The market-rate condos will cross-subsidize the rebuilding of public housing," said Shoemaker, who claims that the "lumpiness of the mayor’s budget" — in which home-ownership funding increases by $51 million, while programs benefiting the homeless and senior and families renters appear to have been cut by $48 million — "is best understood over the long term" and is related to the redevelopment projects in Bayview–Hunters Point and Mission Bay.

"The hardest thing about explaining these figures is that it sounds like a game of three-card rummy, but we need to fuel whatever is coming down the pipeline," he said.

The confusing fight over affordable housing has even split its advocates. Coleman Advocates for Children and Their Families publicly urged Daly not to hold Hope SF funds hostage to his housing supplemental, while the Family Budget Coalition urged Newsom and the supervisors to "work together to find at least $60 million during the add-back process to prioritize affordable housing."

But with Daly gone from the Budget and Finance Committee, how will his proposals and priorities fare? Sources say Peskin was irritated with Daly’s budget fight and his recent Progressive Convention — both actions not made in consultation with colleagues — as well as his increasingly public spat with Mirkarimi. Yet Peskin publicly has nothing but praise for Daly and supports many of his priorities.

"We are working with the same schedule that Daly’s office laid out," Peskin said, noting that a lot of the decisions about funding will depend on "what ends up coming from the state." San Francisco could still lose money from the state or federal budget. During a June 18 budget hearing, Sup. Bevan Dufty introduced a motion to amend the mayor’s interim budget by appropriating $4 million for HIV/AIDS services, to be funded by General Fund reserves, for use by the Department of Public Health.

This was one of Daly’s top priorities, and as the hearing proceeded, it became clear that there was a method in the former chair’s apparent budget-dance madness. Newsom’s budget would restore $3.8 million of the $9 million in AIDS grants lost from federal sources, with Newsom asking Congress to backfill the remaining reductions to the Ryan White Care grant. Sup. Sean Elsbernd questioned the wisdom of appropriating $4 million now, when the feds may yet cough up, and Mirkarimi questioned whether doing so would send Washington the message that it doesn’t need to help us.

"It’s a discussion we have every year," Controller Ed Harrington said. He recommended appropriating $4 million now and sending the following message: "Yes, we think this is important, we’ll try and figure out how to fix it, but this shows it isn’t easy. It’s a political call rather than a technical one."

In the end, the Budget and Finance Committee voted 3–1, with Sup. Tom Ammiano (the only supervisor to publicly support Daly’s alternative budget) absent and Elsbernd dissenting, to appropriate $4 million, on the condition that if additional federal and state funds are granted to backfill the Ryan White Care grant, the controller will transfer the $4 million augmentation back to the General Fund.

The same kind of balancing act is expected on Daly’s other suggestions to restore funding for affordable housing and public health departments, so it’s still too early to tell whether his priorities might ultimately win the war after losing the battle.*

Steven T. Jones contributed to this report.

For more details on the city budget process and a schedule of Budget and Finance Committee meetings, visit www.tiny.cc/BJRSN.

Pet projects

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› gwschulz@sfbg.com

"If you have men who will exclude any of God’s creatures from the shelter of compassion and pity, you will have men who deal likewise with their fellow men."

St. Francis of Assisi

His name is Sylvester. He’s quite handsome and charismatic, for a cat.

Sylvester is believed to be about eight years old, and the San Francisco Society for the Prevention of Cruelty to Animals has been his home since last July. He’s a simple domestic shorthair, with a jet-black coat aside from some snow-white blotches on his chest and left arm.

Also doing time at the SPCA is a slightly bashful orange tabby named Jitters, who has awaited a home since April. A long-haired tortie named Minna, with somber green eyes and a splash of umber on her nose, has been at the SPCA for a year and a half.

In many cities Sylvester, Jitters, and Minna would be on death row. In San Francisco they’re guaranteed a chance to live until they find a family, as long as they’re deemed adoptable by the SPCA and don’t develop a life-threatening disease or unmanageable behavior traits. They are the legacy of pioneering former president Richard Avanzino, regarded by most as the originator of the national "no-kill" movement.

Avanzino spent 20 years making the San Francisco SPCA a national leader in saving animals, including forging a pact with the city in 1994 to work toward guaranteeing every adoptable cat and dog a home, a remarkable promise during a time when few places across the nation were willing to make saving the lives of companion animals a priority. Most shelters euthanized tens of thousands of kittens, puppies, dogs, and cats every year to save space and money. Quite a few still do.

But after Avanzino left in 1998 to spread his no-kill philosophy nationally through the Alameda-based nonprofit Maddie’s Fund, the local SPCA has steadily retreated from the cutting edge. Rather than continuing to push toward the goal of saving all the animals, the two presidents who succeeded Avanzino have focused the organization on a private hospital project that has turned into an expensive boondoggle that’s sapped the organization’s energy and resources and angered the local veterinary community.

"San Francisco likes to say it’s the safest city in the United States to be a dog or cat," said Nathan Winograd, a widely recognized proponent of the no-kill philosophy and former director of operations for the SPCA, who left the organization in late 2000. "That is no longer true. There are other cities that are doing much more in terms of lifesaving. That’s one of the reasons I chose to leave San Francisco."

The SPCA’s eighth president, Jan McHugh-Smith, finally arrived in April after the shelter had spent nine months with an interim head, and the question now is whether she can turn this troubled yet still revered organization around.

Only in recent years have cities nationwide begun enacting policies intended to stop — or at least dramatically slow — the senseless slaughter of animals that are the defenseless victims of the public’s love of adorable newborns and specialized breeds. That trend started in San Francisco.

Avanzino calls welfare groups like the SPCA "safety valves" that relieve pressure on animal control officers and traditional municipal shelters. In an editorial last year for Maddie’s Fund he wrote that saving healthy and treatable shelter pets is the "minimum no-kill standard" and that communities today should strive to go beyond no-kill.

"Tompkins County, New York is a case in point," he wrote. "The Tompkins County SPCA maintains a 92 percent live-release rate. It saves all of the county’s healthy and treatable shelter pets and feral cats. Should this be our life-saving goal? I think it should."

Tompkins County, it turns out, is exactly where Winograd went after leaving the San Francisco SPCA in frustration. "When I left, we just had to save 500 or 600 more treatable dogs and cats every year, and we would have been just about there," Winograd said. "We were a whisper away."

Edwin Sayres, who succeeded Avanzino as president, told the shelter’s board of directors that the SPCA could remain in the vanguard of reducing pet overpopulation and saving abandoned animals while at the same time building a prestigious, state-of-the-art veterinary hospital that would rival one of the few other comparable facilities anywhere in the United States, Angell Memorial Hospital in Boston.

The Massachusetts SPCA, however, spends millions of dollars more each year simply running its three Angell facilities than the San Francisco SPCA’s entire budget. Originally expected to cost just $15 million, the price tag of the latter’s Leanne B. Roberts Animal Care Center has now shot to $32 million. The SPCA will finally break ground on the new facility in October.

Critics feared the hospital idea was a potential disaster, and they complained that the nonprofit had become top-heavy under Sayres. They pointed to the shelter’s money trail, detailed in its required annual tax-exempt disclosure forms, to emphasize where they believed the shelter’s priorities now rested.

While earning $200,000 a year in salary and benefits, Sayres created new executive positions that cost the shelter hundreds of thousands of dollars more in compensation than was spent during Avanzino’s tenure. That might not have seemed like such a big deal in 1997, when the nonprofit was taking in several million dollars more in donations from the public than it was spending to cover operational expenses.

But by the end of the 2002 fiscal year, when donations to the SPCA and many nonprofits were lagging, the shelter had fallen $2 million short of covering its $14 million in expenses, which had climbed by the millions annually.

At the same time, the city failed to reach its goal of releasing alive 75 percent of the animals it impounded; 2,075 animals were killed that year for a variety of reasons, according to city records. The SPCA also missed its target that year for the number of animals it would take in from the city’s municipal shelter and make available for new homes through its unique adoption center.

Meanwhile, several cities across the country were embracing the no-kill cause, inspired at least initially by San Francisco’s example. They did so with considerable help from Winograd, who worked briefly as a Marin County prosecutor before traversing the nation to help shelters come as reasonably close to no-kill as they could.

Tompkins County; Charlottesville, Va.; and Reno are all boasting live-release rates of around 90 percent after promising to find homes for adoptable and treatable animals, the latter a key category that includes animals with behavior problems, serious illnesses, and injuries that require extra care.

In other words, as San Francisco struggled to maintain its sense of direction, other communities began to implement and even redefine the meaning of no-kill. San Francisco has averaged a 70 to 80 percent save rate annually for several years — and the difference between this and what Winograd and others have hoped for the city of St. Francis means hundreds of animals being killed each year.

While avoiding any searing critique of the shelter, Avanzino told the Guardian that he perhaps would not have promoted the hospital scheme. However, he said, plenty of his own bold ideas at the SPCA once made him a target of criticism, like the shelter’s posh $7 million adoption center, composed of 86 kitty condos and doggy apartments.

"I know it sounds like I’m ducking the issue, and I am," Avanzino told us. "But the bottom line is that new leadership and the policy makers for the organization believe with everything in their being that this is an important next step for the San Francisco SPCA and [that] it is going to do more to help the animals. They have not kept me in the loop."

Nonetheless, when Sayres led the nonprofit, between 1999 and 2003, it spent at least $1.7 million just on architects and veterinary consultants moving the planned hospital forward. Meanwhile, programs like humane education and law and advocacy, the latter at one time a half-million-dollar program, saw deep cuts in their budgets or simply shriveled up and disappeared altogether, while public relations and promotional expenses retained brisk support to the tune of at least $1 million annually for several years before those expenditures were finally trimmed too.

Further, the shelter’s 17-member board of directors granted Sayres a $400,000 home loan and gave him 30 years to pay it off, although he cleared the debt before leaving for a new job in June 2003 at the American SPCA, which is independent of the San Francisco SPCA.

As the summertime explosion of kittens loomed in the spring of 2003 and Sayres prepared to leave, he sent an e-mail to the SPCA’s nearly 1,000 volunteers blaming the economy’s ongoing downturn and a 10 percent drop in public donations for the shelter’s money woes. The jobs of at least 15 employees were cut, and others were merged into one, including two major volunteer-coordinating positions.

In e-mails circuutf8g at the time, copies of which we’ve obtained, volunteers agonized over whether to inform the press of what was going on internally, nearing the point of insurrection over cuts in shelter services — including a one-of-a-kind dog behavior and training program. The truth, some feared, would turn donors away. Some argued that executive salaries should be trimmed to save money before ground-level staffers were dispatched with pink slips. Others were furious over the planned hospital’s burgeoning costs.

"I certainly think a new center is exciting and overdue," a volunteer wrote to Sayres. "But it annoys me [to] no end to see billboards all over the city about the center and nothing about the situation we’re in."

Sayres never responded to several detailed questions sent to him by e-mail and was unable to make time for a phone interview. But he admitted in a 2002 San Francisco Business Times story that he’d "tried to move forward with my vision too quickly."

"I should have taken more time to listen and absorb the culture," Sayres said in the story. "Now I’m more mindful of the contributions that people have made here over the decades."

New president McHugh-Smith insists the shelter can still balance the hospital plan’s most recent incarnation and a continued focus on the agency’s raison d’être: preventing cruelty to animals.

"One thing I’m really proud of is our hospital provides one and a half million dollars’ worth of charity care to homeless animals and people who can’t afford veterinary care for their pets," McHugh-Smith said. "What a critical service for this city. There are a lot of people here who can’t afford the care their animals need. They shouldn’t have to give up their pets for that."

Recent troubles aside, even the SPCA’s fiercest critics contend that much of the nation still lives deep in the shadows of its extraordinary achievements.

The San Francisco SPCA was officially chartered in 1868 as the first humane society west of the Mississippi River. But more than a century later, in 1978, its leadership had grown tired of the organization’s serving dual roles as a killer and a savior of animals.

Backing out of its long-standing shelter contract with the city meant losing more than a fifth of its annual budget, but then-president Avanzino felt the group’s agenda no longer fit with the city’s mechanized handling of hapless animals. Thousands were still being killed by the city each year.

"For 101 years, the reputation of the SFSPCA was, ‘That’s the place where animals are killed,’" Avanzino said in a 2000 interview he gave to Maddie’s Fund. "That was not the purpose of our organization. You can’t be the animals’ best friends and be their principal killer."

The city was forced to create a separate municipal shelter, known today as the Department of Animal Care and Control, which cites abusers, seizes dangerous dogs, and maintains its own adoption program. The SPCA then proceeded to vastly expand its spaying and neutering services, particularly for juvenile animals, as well as its medical facilities and treatment for animal behavior previously regarded as severe enough to warrant a trip to the death chamber, in which dozens of animals were killed at once. A technician withdrew oxygen from a decompression room until they died.

The SPCA led the way in taking animals waiting for adoption out into the community, and while some early skeptics feared mobilized adoptions would inspire impulse buying and high turnovers, many groups nationwide started to follow Avanzino’s lead after seeing how well it worked here.

On its sweeping Mission property at 16th and Alabama streets, where the SPCA has been located for almost a century, the shelter did away with cell-style kennels, which encourage erratic behavior and reduce the chances that an animal will find a home. In 2004, the most recent year for which figures are available, the city found homes for 4,500 dogs and cats, with the SPCA handling three-fourths of those adoptions.

And guaranteeing homes for cats and dogs defined as adoptable, let alone those who are arguably treatable with the right commitment of energy and resources, was almost unheard of in the mid-’90s, when San Francisco made its promise. Under San Francisco’s agreement with the SPCA, animals considered adoptable include cats and dogs eight weeks and older, those without "temperamental defects," and those not suffering from life-threatening diseases or injuries.

However, while a 100 percent adoption rate is probably not possible, Winograd and others worry that the bedrock of the nation’s no-kill movement has failed to reach its full potential since Avanzino left, and they say the San Francisco SPCA could at least aspire to a save rate of more than 70 to 80 percent.

"I think the agency went through some times they weren’t used to, not having a long-term leader that really understood the history of the organization and the goals of the organization," Carl Friedman, director of Animal Care and Control, said of the SPCA. "But that happens everywhere. I think it took a little bit of a toll on the organization."

Friedman worked at the SPCA for several of its most memorable years before moving to the city’s municipal shelter in 1988, after the SPCA relinquished its role as the proverbial dogcatcher. He says that most euthanized animals in San Francisco are cats and dogs struck by automobiles or those suffering from parvovirus and distemper, both preventable with early vaccinations.

It’s worth noting that the agreement between Friedman’s office and the SPCA forbids each of them from speaking critically of the other, and many of the people we talked to balked at speaking on the record.

"People are afraid of getting sued, and they’re afraid of what will happen," Winograd said. "There are people in San Francisco who need these agencies. They’re not willing to be forthright, because they’re afraid. I’m a lawyer, so anybody who wants to sue me, good luck. But the truth is the truth."

The shelter’s problems that started under Sayres continued under his handpicked successor, Daniel Crain. And they reached a zenith in August 2004 when one of the SPCA’s leading veterinarians, Jeffrey Proulx, committed suicide in horrific fashion, delivering a psychic blow to longtime SPCA volunteers and staffers.

The morning Proulx was discovered, a Marin County coroner found an empty box of Nembutal injectable solution on the kitchen counter of his San Rafael home. Nembutal is a barbiturate used in physician-assisted suicides, but it’s also used to euthanize animals, and a bottle of it was missing from the shelter’s medicine cabinet the day Proulx died.

Proulx was the hospital’s chief of staff and was overseeing the expansion project. The task was apparently wearing him down, and on the day of his death, he threatened to resign.

Groundbreaking was supposed to occur in 2004. Then 2005. Then 2006. In the meantime, a private animal hospital providing 24-hour emergency care — San Francisco Veterinary Specialists — moved into the neighborhood, just blocks away, casting doubt on whether the facility’s service load could justify the project.

After Proulx’s death, the SPCA announced that it had chosen another architectural firm to take charge of the hospital: Rauhaus Freedenfeld and Associates. By then the organization had spent nearly $4 million on veterinary consultants and architects, according to tax records, and even today hardly a single wall has been erected.

A previous architecture firm, ARQ Architects, which designed the shelter’s adoption center, has earned more than $2 million from the SPCA since 2000, but there’s no telling what happened to any of the designs the firm crafted. Nonetheless, according to the shelter’s newest tax records, provided at the Guardian‘s request, Rauhaus was paid more than $500,000 last year, and another $330,000 went to a project manager, CMA. A new veterinary consultant was paid $90,000 last year as well, after a previous consultant, Massachusetts-based VHC, was paid at least $925,000 over a three-year period.

After Proulx died, Crain lasted just two more years as president. He left last August, and attempts to reach him at various phone numbers, a fax number, and a last-known San Francisco address in Bernal Heights were unsuccessful.

Crain joined the shelter in 1999 as a human resources director but quickly — despite little evidence of nonprofit management experience and only a brief stint running human resources — became the SPCA’s vice president under Sayres, earning well into six figures. In 2003, after Sayres’s departure, he became the SPCA’s top administrator following a board vote, which brought his compensation to more than $200,000 a year.

Ken White, director of the Peninsula Humane Society, said he never forged the bond with Crain that he did with the leadership of Marin County’s municipal shelter and its major East Bay animal welfare counterpart. White worked for nearly a decade at the SPCA, until 1989, when San Francisco created the separate animal-control entity that exists today.

Although reluctant to speak critically about the SPCA, White explained that the Peninsula shelter treats about 1,000 injured wildlife animals from San Francisco annually under a very modest contract with the city that’s nowhere near enough to cover his costs. The SPCA focuses primarily on cats and dogs, and the Peninsula shelter has more space.

People like Winograd, who now directs a nonprofit in San Clemente called the No Kill Advocacy Center, say the shelter’s campaign to build a modern but almost prohibitively expensive hospital diverted funds away from "God’s work": caring for animals so they may be adopted out.

"I didn’t feel the city needed another specialty hospital," Winograd said, "and my fear was that the energy and dollars and all the effort that would be put into the hospital would pull the agency away from its core mission of patching together the sick and injured dogs and cats."

"They still think that’s the next big thing," said Karin Jaffie, a former public relations coordinator and longtime volunteer. "For the cost of the hospital, you could have trained a lot of people’s dogs or spay-neutered the city’s pit bull population for free."

An early plan for the hospital included 24-hour emergency care and critical services like oncology, cardiology, and neurology — services that shelter execs argued pet owners would never pursue otherwise to help save their animals.

Yet the plan had a significant catch: it called for aligning the hospital’s nonprofit component with a for-profit network of veterinary specialists who would lease space inside the facility and help cover its overhead by paying some of the utility bills. Private specialty veterinary care was among the fastest-growing segments of the industry at the time, and the SPCA’s eager citywide promotional campaign for the hospital raised the ire of private vets working in the Bay Area, including their industry group, the California Veterinary Medical Association.

McHugh-Smith admitted that "after much evaluation" the complex for-profit plan was scratched completely, and the shelter had to more or less start over after spending millions. "It wasn’t going to help our mission, so that project was put to rest," she told us.

Not everyone was quick to offer a negative opinion of the shelter’s past leadership. Kelley Filson, a former humane-education director, said that all nonprofits experience periodic lulls in funding and that her program was never short of the resources it genuinely needed to help Bay Area youth understand why it’s necessary to treat animals humanely. Like in K-9 behavior training, she says, SPCA supporters should focus on the shelter’s historic milestones.

"It was not a direct-care program," Filson said of humane education, which endured budget cuts in recent years. "When there are 10 puppies that need medicine and treatment, that’s a very immediate need, so I think that people [misunderstand] when an organization has to look at the immediate needs of suffering animals versus education goals. Until you’re in the position of running that organization, you don’t often understand the decisions that are being made."

Skepticism aside, the shelter’s existing 70-year-old animal care hospital, where it treats injured and abandoned animals, could certainly benefit from a makeover. It still provides a range of services for a relatively minimal fee, including limited emergency care for the pets of some low-income San Franciscans. In 1978 the shelter’s spay-neuter clinic was the first in the nation to provide the service at a reduced cost, and it continues to alter feral cats brought in by a citywide network of caretakers for free.

"The demands on that hospital have grown large over the years," McHugh-Smith said. "Our surgical [unit] is on the second floor, and we have to carry the animals upstairs…. It’s just not very efficient or effective any longer."

The emergency and specialty hospital San Francisco Veterinary Specialists now does what the SPCA originally hoped to. Previously at odds with the SPCA’s for-profit scheme, the private vets will now donate certain specialty services that the SPCA isn’t able to cover under its current plans. Dr. Alan Stewart, a founder of SFVS, told us they’ve already helped several animals.

Construction on the Roberts Center is slated to begin in October. McHugh-Smith promises the new plan will enable San Francisco to expand its definition of a treatable homeless animal by expanding the range of treatment the city can administer. Now the $32 million will go toward simply renovating a massive warehouse on the shelter’s campus and giving its current facility another 40,000 square feet of space. The feral cat project, which today operates out of a former lobby, will get its own designated area, and McHugh-Smith says the shelter will also act as a university hospital where veterinary students can learn to treat the approximately 25,000 animals that pass through annually.

McHugh-Smith, the shelter’s first female president, has worked in animal welfare for more than two decades. She spent 12 years as CEO of the humane society in Boulder, Colo., and built that city’s live-release rate up to 86 percent.

Because of the Bay Area’s supercharged political tendencies, she faces constant and varying obstacles. Wildlife supporters loathe the SPCA’s long history of backing feral cat populations and off-leash dogs on federal parkland such as the Golden Gate National Recreation Area.

Even the phrase "animal welfare" is politically loaded — it’s often used specifically to separate pet lovers and the wealthy benefactors of big nonprofit shelters from "animal rights" factions perceived as too radical. Plus, there’s the fact that higher save rates translate into greater challenges in dealing with the final 20 or 30 percent of animals, which can require treatment before being adoptable.

"The higher you get, the more difficult it gets, and the more resources you need," McHugh-Smith said of the city’s save rate. "Hence, the hospital is going to be a really critical part of that."

Avanzino says San Francisco could still do a much better job presenting records to the public of which animals are killed and why. Are hyperthyroid or feral cats untreatable? Are otherwise healthy pit bulls made "unhealthy" merely by irresponsible owners? For years, transparency in terms of what constitutes a treatable or healthy animal has been a major tenet Avanzino has advocated.

"If we’re really going to empower the public to be part of the solution and see that the job gets done, we’ve got to give them the data," he told us. "Are the dogs and cats that we call family members getting justice from us? If not, then we have failed them, and in San Francisco that should never happen. It’s the city of St. Francis." *

Budget battle brews

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By Steven T. Jones
Mayor Gavin Newsom may be content with a “back to basics budget” that focuses on clearing the streets of trash, potholes, and poor people, but progressives are preparing to push for a more forward-thinking plan that addresses low-income housing and other long-term needs. Supervisors Chris Daly and Tom Ammiano (both of whom sit on the Budget Committee) today introduced a measure to restore some of Newsom’s proposed cuts to health services and the $33 million in board-approved affordable housing spending that Newsom blocked last month. Daly put out a statement today saying, “When Gavin Newsom claimed he couldn’t build affordable housing, because the City didn’t have the money, he was lying to the people of San Francisco. The money is available. It is only a matter of priorities.”
onerincon.jpg
Image from www.onerinconhill.com
San Francisco has built lots of million-dollar condos on Newsom’s watch, but almost no affordable housing, a situation that threatens the city’s socioeconomic makeup.

Newsom’s huge housing failure

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EDITORIAL The single biggest issue facing San Francisco today is affordable housing. Nothing else even comes close. Housing costs are displacing, at a rapid pace, the people who make San Francisco such a great city — artists, writers, musicians, small-business owners and employees, families with kids, blue-collar workers, municipal workers, service-sector workers … basically, anyone who isn’t rich. And the vast majority of the new housing that’s getting built is selling at such high prices that it does nothing to help the situation.

That’s why it was crazy for Mayor Gavin Newsom to refuse to sign a modest $28 million affordable-housing allocation — and why the supervisors need to pursue this, push back, demand that the money be spent, and make it clear that Newsom’s budget proposals will be in trouble if it isn’t.

And this veto ought to be a huge issue in the mayor’s race.

It’s also why progressives need to start thinking big about how to address the housing crisis.

Let’s start with a simple fact: Newsom has done next to nothing for affordable housing in this city. All the important initiatives have come out of the Board of Supervisors and the nonprofits. He’s been willing to let private for-profit developers get away with giving the city only a pittance of affordable units in exchange for immensely valuable project approvals; only because the supervisors forced the issue has the city increased the inclusionary housing requirement. And it’s still way too little.

In fact, linking all affordable-housing money to market-rate projects is a losing game for San Francisco. Even if the city forced developers to make half of their new units affordable, that wouldn’t meet the current need as laid out in the city’s own documents. San Francisco’s General Plan states that two-thirds of all new housing built in this town needs to be below market rate.

Every time the city approves a major new project that’s (at best) 20 percent affordable, that ratio gets worse. If city officials keep approving projects with small set-asides, the city will continue to get richer, whiter, and more boring; the end game — a city population inching close to 80 percent millionaires — isn’t something anyone should consider acceptable.

The allocation Sup. Chris Daly proposed wouldn’t put more than a dent in the problem. But it would be money coming from the city’s General Fund, not money tied to more luxury condos — and that’s an important step. It reflects how the city needs to be thinking over the next few years.

Redevelopment money has funded affordable housing in the past, but much of that will run out soon. Finding other sources for the hundreds of millions of dollars San Francisco needs every year to even begin to keep pace with the need has to be a top priority — and Newsom and his opponent (and we’re convinced there has to be and will be a serious opponent) need to tell us where that money’s going to come from.

Meanwhile, San Francisco activists need to start looking at long-term planning priorities for housing that include some tight limits on how many new market-rate units can be built. Combining a cap on luxury condos and a new source of affordable-housing money can change the entire development equation in San Francisco.

And if Newsom won’t go along, then the supervisors need to make very clear that his budget is dead on arrival. *

Nude beaches

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› culture@sfbg.com

In 1967, Northern California gave birth to America’s first nude beach, at San Gregorio, near Santa Cruz. Now, 40 years later, there’s great news coming from the sand: in the biggest surge in more than a decade, clothing-optional beaches and other skinny-dipping sites are booming once again. Check out our miniguide below. And in the near future, visit an expanded version on the web that includes our unveiling of a pristine cove near Capitola and directions to a place where you can take a naked full-moon hike.

The one bummer? The popular Red White and Blue Beach, in Santa Cruz County, is closing in the wake of the retirement of owner Ralph Edwards.

San Francisco County

LAND’S END BEACH


Tucked away among craggy cliffs, patches of sand, and some of the Bay Area’s best scenery, a nude beach is the last thing you’d expect to find within a short walk of the end of Geary Boulevard. But on warm days, Land’s End usually draws dozens of visitors.

HOW TO FIND IT Go to the end of Geary, and park in the dirt lot up the road from the Cliff House. Take the trail at the far end of the lot. A hundred yards past a bench and some trash cans, the path narrows and bends, rises and falls, and eventually becomes the width of a road. Don’t take the road on the right, which leads to a golf course. Instead, keep going past another bench, and as the trail turns right, take a left toward a group of dead trees. Where there’s a stairway with a Dogs Must Be Leashed sign, descend and head left to another stairway, which leads to a 100-foot walk to the cove. Alternately, follow the service road below the El Camino del Mar parking lot a quarter mile until you reach a bench, then take the trail there. It’s rough in spots, and at the end you’ll scramble over rocks.

THE BEACH Rocks and little watery grottoes. Look for some good sandy areas away from the beach’s entrance. For the best sunbathing spots, walk west (left). Some visitors build little rock windbreaks, which provide protection from blowing sand.

THE CROWD The quarter-mile-long cove gets up to 30 visitors on the warmest days, with up to 80 percent gay male usage being fairly standard. One visitor counted six or so nudes, all men, during a May visit.

PROBLEMS Long walk, random "sex patrols" by rangers, reports of drug use, public sex on trails and nearby. Fog and wind. Quite rocky. Swimming not allowed. Trails other than the main one are unsafe and may be closed and have poison oak.

GOLDEN GATE BRIDGE BEACH


Overrun by fans undeterred by its slippery and often dangerous trails, the Golden Gate Bridge Beach usually turns into a mob scene on summer weekends. The waves don’t break as hard here as at Baker Beach, so on the nicest days in low tide, you can go out up to 50 yards. A favorite activity: watching the sunset while staring toward the site’s namesake, the Golden Gate Bridge. But don’t visit if you’re looking for privacy and solitude. "I had to stop going there because it’s such a pickup scene," frequent visitor Joseph Friday says.

Also known as Nasty Boy Beach and Marshall’s Beach, the shoreline here features a trio of adjacent coves. In the spring, check for beautiful flowers on the bluffs. Drawbacks include some poison oak on the path (often trimmed back by volunteers), which is otherwise unmaintained and becomes a muddy bluish goo after rainstorms. Golden Gate National Recreational Area rangers strongly recommend that visitors stay away from the trails and avoid swimming.

HOW TO FIND IT Go to North Baker Beach, park in the main lot, and walk north along Lincoln Boulevard, passing the sand ladder that leads to North Baker. Just north of the ladder trail, look for a dirt road with a gate leading to Battery Crosby. Follow it, then hike up the trail immediately on the south (left) side of the old fort to the top of the bluff. Rangers recently added some rails that make the path a little easier to follow. Take the trail straight west as it goes downhill toward the ocean (wear long sleeves and pants to protect against poison oak). At a small crumbling concrete bulkhead, the trail heads north along the bluffs and eventually down a shorter, steep section with small steps cut into the gully. The main path ends at the south end of Golden Gate Bridge Beach.

THE BEACH Three small rocky beaches located below Fort Winfield Scott. The main beach trail tends to be slippery, heavily eroded, and dangerous.

THE CROWD During the week, Golden Gate Bridge Beach attracts dozens of users. On weekends, (mostly nude) usage soars to between 100 and 300 visitors on the hottest days.

PROBLEMS Slippery, crumbling, sometimes muddy, and poison oak–edged trails. Trash, rocks, wind, fog, unsafe swimming conditions, sex on the beach, too many people often jammed into too little space.

San Mateo County

DEVIL’S SLIDE


Now that its main access road, landslide-prone Highway 1, is finally reopened, visitors are flocking back to one of California’s only state beaches that officially permit nudity. Called Gray Whale Cove State Beach, the site known to many users as Devil’s Slide draws maybe 200 people on warm days — about 25 percent of them nude.

Nude use is especially popular on the north end of the long sandy shore. If you like Frisbee, it’s easy to find somebody to play with at the cove. Signs, though, warn about dangerous surf. There’s no lifeguard on duty. Dogs are prohibited. The beach is open all year and is one of the only California state parks that doesn’t accept an Annual Day Use Pass.

HOW TO FIND IT From San Francisco take Highway 1 south through Pacifica. Three miles south of the Denny’s Restaurant in Linda Mar, turn east (inland, or left) on an unmarked road, which will take you to the beach’s parking lot, from which a 146-step staircase leads to the sand. Coming from the south on Highway 1, look for a road on the east (right) 1.2 miles north of the Chart House restaurant in Montara.

THE BEACH A 300-foot-long site surrounded by orangish sandstone cliffs on one side and the beautiful Pacific Ocean on the other. Devil’s Slide is a great place to read, tan, jog, play Frisbee, and watch (true to its state beach name) gray whales, pelicans, and surfers.

THE CROWD Tourists, families, surfers, and naturists all use the beach.

PROBLEMS Influx of suited visitors, cold water, fog, wind, long walk to the beach. Landslides sometimes close Highway 1, three great white sharks seen in the ’80s. Parking fee. Some sexual activity reported in north cove area in recent past. Rangers have made a few arrests.

SAN GREGORIO


A visit to San Gregorio combines history with recreation. Approaching its 40th anniversary, clothing-optional, privately run San Gregorio is America’s oldest nude beach, founded right next door to San Gregorio State Beach, where nudity is not allowed. The huge property attracts some nude and suited straight couples, singles, and families. First-timers are sometimes a bit put off by the driftwood structures on the sandy slope leading down to the beach, which are used by some visitors as sex condos. Others relish San Gregorio’s scenery. There are two miles of soft sand and tide pools to explore, as well as a lagoon, a lava tube, and, if you look close enough on the cliffs, the remains of an old railroad.

HOW TO FIND IT From Tunitas Creek Way, south of Half Moon Bay, the beach is about a mile up Highway 1. Around 100 yards north of Highway 84 on 1, take the dirt road past the big white gate with the Toll Road sign. Go a few hundred feet, and just after the 55 mph sign on your right, turn left on the dirt road (look for the address 19429 above the fence) and head past a grassy field to the parking lot, where you’ll be asked to pay an entrance fee. Take the long path from the lot to the sand; everything north of the trail’s end is clothing optional. The beach is also accessible from the San Gregorio State Beach parking area to the south; from there hike about a half mile north. Take the dirt road past the big white gate with the Toll Road sign to the parking lot.

THE BEACH You’ll find caves, cliffs, driftwood structures, and a beach full of clean, rolling sand. Pets are OK (though dogs are not allowed on weekends or holidays); fires, cameras, and overnight camping are banned. Swimming is not recommended. There are toilets in the parking lot.

THE CROWD On the warmest days, 50 to 200 visitors may be spread along the sprawling beach, which is so large that it never feels crowded. Straight couples and families tend to hang out on the south end of the beach, gay men on the north side.

PROBLEMS Fee, wind, riptides, cold water, summer fog, sex on the beach or in driftwood condos, not much of a social atmosphere. *

For more nude beaches, please check out our official guide, which is in the process of being updated.

SF, the next generation

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OPINION Do you dream of a city where housing is affordable, where the diversity of our heritage is celebrated, where there are good schools in every neighborhood, where all children are safe, and where the next generation reaps the rewards of their families’ hard work?

This dream for San Francisco is possible. But it will require our determination to claim San Francisco as a city of opportunity for all. And it starts with our children — the 100,000 children who call this city their home today. They deserve the opportunity to see this dream come to life.

But the future being built before our eyes threatens these dreams and the values that have made San Francisco great. With 25,000 luxury condos on the way and very little housing planned that low- and middle-income families can afford, San Francisco may become a city only for the wealthy, with all its neighborhoods sold to the highest bidders.

And without affordable family housing or quality education, the children of today will be shut out of the city’s prosperity, unable to afford to stay in the city they call home.

We have called on the mayor, the Board of Supervisors, the superintendent of schools, and the San Francisco Unified School District Board of Education to commit to Next Generation SF — a broad and long-term agenda developed by our parent and youth leaders to claim San Francisco as a city of opportunity for all.

The Next Generation SF agenda has three priorities:

More affordable family housing. Double the city’s current affordable family housing pipeline of 1,500 units (recently revised to 1,700) to 3,000 units by 2011. This seems modest when two-thirds of the city’s families (about 39,000 families) are currently in a housing crisis, according to the city’s own data.

Good schools for all. Increase the opportunity for all students to go on to college or living-wage work, with an emphasis on students who are currently being left behind. Make the racial achievement gap in the SFUSD public schools (the most alarming gap in the state) the number one priority for the soon to be hired superintendent of schools. Raise the achievement of all students so that at least 60 percent of students in all racial groups have the opportunity to go to college by 2011.

Safety and security for all. Increase city budget investments in the safety and economic security of SF families, above the legal requirements. After running last year’s successful $10 million Budget 4 Families campaign, we are supporting this year’s Family Budget Coalition $20 million campaign for high-quality child care, violence prevention and alternatives to incarceration, youth employment, family support services, and health and after-school services.

But in order to create hope and opportunity for all San Franciscans, it will take the whole city to raise the next generation. Join Coleman Advocates for Children and Youth and more than 80 labor and community organizations May 12 at the Rally for the Next Generation at the Civic Center from 11 a.m.–1 p.m. *

NTanya Lee

NTanya Lee is executive director of Coleman Advocates for Children and Youth.

Ellis Act crisis

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OPINION Between 2004 and 2005, Chetcuti and Associates, a Walnut Creek real estate development company, bought eight Mission District apartment buildings. Within the first few weeks of ownership, the company served all the tenants in four buildings with Ellis Act eviction notices. In the next two months, three of the other buildings were Ellised. The company held on to the eighth building for a year before it gave those tenants Ellis notices.

The same is true throughout the city: John Hickey Brokerage, another out-of-town real estate company, gave Lola McKay (who died in 2000 while fighting her Ellis eviction) a notice within weeks after buying the building and then did the same to tenants in a North Beach apartment building – evicting those tenants just five days after a purchase deal closed.

In fact, more than half of all Ellis Act evictions in San Francisco are done by real estate speculators who have owned their buildings for less than six months. Almost one quarter are done by speculators who have owned the building for less than a month (and many of those are done in the first hours or days of ownership).

The buildings are then often sold as tenancies in common – essentially, as condos for people much wealthier than the ones who were evicted.

Rampant real estate speculation is bad enough on its own. What makes it worse is that this pattern is also an abuse of everything the Ellis Act was intended to be: a way for long-term landlords to be able to get out of the rental business and retire. When the Ellis Act was passed in 1985, its proponents said its purpose was to allow a landlord "to go out of business when he or she is convinced that they are no longer willing to devote the time, accept the frustration, expose themselves to the liability and other factors of continuing to be a landlord."

Apparently, companies such as Chetcuti and Associates and John Hickey Brokerage decided within days and weeks that they just couldn’t devote the time to or accept the frustration of being a landlord anymore and were compelled to evict the tenants. And that’s the case for hundreds of other real estate investors, many of whom are getting tired of being landlords within days of buying rental property.

Senate Bill 464 – which the State Senate will vote on any day now – would rectify this abuse and return the Ellis Act to its original intent. This bill simply says that a landlord must own property for at least five years before using the Ellis Act to evict tenants. It’s simple and fair, and it hurts only real estate speculators.

The vote is expected to be close – and unbelievably, the bill may not pass because a senator from San Francisco, Leland Yee, has indicated he may oppose it. No other city in California has been hit harder by the Ellis Act than San Francisco – yet our very own senator may kill this bill.

Thousands of residents here have been evicted under the Ellis Act, most of them senior or disabled. Ellis evictions are a crisis in San Francisco and are destroying lives and neighborhoods and communities.

Please call (415-557-7857) or fax (415-557-7864) Sen. Yee to ask him to support SB 464. *

Ted Gullicksen

Ted Gullicksen is executive director of the San Francisco Tenants Union.

On point

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> sarah@sfbg.com

April has been an exceptionally busy month for the artists at the Hunters Point Shipyard. In addition to dusting off work spaces in preparation for the upcoming Spring Open Studio, the 300-member colony is scrambling to track the implications of Mayor Gavin Newsom’s ever-shifting effort to keep the 49ers in town, particularly as it affects the artists who have rented space at the base for 30 years.

Newsom’s latest proposal involves building a football stadium in the shipyard rather than at Candlestick Point. That’s likely to displace a group that claims to be the largest colony of artists in the nation – unless the mayor can find a place for them in his hasty plans.

"Hellzapoppin’" is how shipyard artist Marc Ellen Hamel described the recent flurry of redevelopment-related meetings. Newsom says he needs to fast-track the transfer of the shipyard from the Navy to the city if he is to meet the 49ers’ deadline for being in a new stadium by 2012.

The blitz was triggered by the 49ers’ announcement in December 2006 that they were considering a move to Santa Clara – which team officials in part blamed on Newsom’s inattention – leading some Bayview-Hunters Point residents to complain that they’re paying the price for the administration’s fumble. Newsom has proposed folding Candlestick Point and the shipyard into a giant 2,000-acre redevelopment project – to be managed by the Lennar Corp., whose profits are nose-diving and which is being sued for alleged whistle-blower retaliation in connection with its failure to control toxic asbestos dust at the site.

"Newsom’s latest plan confirms his critics’ worst fears that this is a bait and switch," said builder Brian O’Flynn, who was part of last year’s referendum drive to put the city’s previous Bayview-Hunters Point redevelopment plan on the ballot and this year’s lawsuit to force a vote. "This latest plan is about political coverage for the mayor in an election year."

His group, Defend BVHP Committee, was already concerned about Newsom’s role in thwarting a vote on the old plan and has even more concerns about the new plan. "If the 49ers leave and the stadium plan is off the table, then Newsom’s latest proposal will make way for more condos for Lennar," O’Flynn told the Guardian.

Matt Dorsey of the City Attorney’s Office said that regardless of whether the city was right to strike down the referendum – as he maintains state case law required – the new plan will get more scrutiny. The Board of Supervisors voted in February to support Newsom’s approach to the shipyard but stipulated that the terms of any such transfer "require approval by the Recreation and Park Commission, the Board of Supervisors, and such other possible approvals, including voter approval."

The artists’ colony is waiting to learn the specifics of Lennar’s redevelopment proposal, which talks of creating "permanent space for the artists at Hunters Point Shipyard," along with new waterfront parks, 8,500 units of housing, and job-generating development. So far, Michael Cohen of the Mayor’s Office and Lennar’s Kofi Bonner are only shopping around what they call a "conceptual framework," which vaguely describes the parameters for merging the yard and Candlestick Point.

The city has promised to replace all existing low-income housing at the Alice Griffith projects and to phase in new units carefully so as not to displace current residents. The artists have not received such promises. They don’t know if they’ll end up paying double the price for half the space they currently occupy, which amounts to 248,400 square feet, according to building 101 artist David Trachtenberg.

But with Lennar announcing a two-year planning goal and talking about an arts-themed development, the colony is formuutf8g its own ideas about how such a plan could work.

"The shipyard is almost like an artists’ retreat," Estelle Akamine told us, as five colleagues spoke passionately about the light, desolation, and poppies that attract artists to the base.

"But it didn’t always feel like a retreat," recalled Akamine, who has rented at the shipyard for 18 years. "There was a lot of trauma in the 1980s when we thought that the USS Missouri was going to be home-ported here. So we’re very skeptical of plans. We were born out of politics."

The Mayor’s Office claims the city is working to expedite the cleanup and transfer of the shipyard not only to adhere to the 49ers’ timeline but also to "allow us to move forward with community benefits like parks, affordable housing, and jobs for the Bayview." Trachtenberg believes the mayor has a strong interest in keeping artists at the yard too.

Newsom promotes his proposal as a way to create jobs and revitalize the BVHP economy. Akamine said, "Artists are the tip of the iceberg. We’re the visible part of a huge, largely hidden industry." Recalling how artists in SoMa fell victim to the dot-com boom at the end of the ’90s, Akamine hopes such displaced organizations will be able to relocate to the shipyard.

"Why can’t we have galleries and suppliers down here too?" she asked.

April Hankins, who rents a studio in building 117, wants to see "performance space for productions, community theater and music, and touring groups. We are discussing space for classes. Ideally, it could make San Francisco a destination for the arts."

Dimitri Kourouniotis, who rents in building 116, is stoic about the inconvenience he’s already endured, thanks to the Navy’s radiological remediation on Parcel B, where his studio is situated.

"We have already had to leave temporarily," said Kourouniotis, explaining how a three-week project to remove radiological contamination from sewers and pipes ended up taking five months and left six buildings without running water or plumbing.

Hamel, who’s rented a studio in building 101 for 15 years, wants people to know that there’s "nothing wrong" with the artists at the shipyard. "We’re not contaminated, and none of the artists have had problems with illness from possible toxic elements," she says, while Hankins compares artists to the athletes that Newsom is apparently scrambling so hard to keep.

"Both need an arena in which to exhibit increasing skill," Hankins says. "An artist’s work and an athlete’s performance is their gift to their audience. In showing patronage, ball games with high ticket prices are attended; art is collected. In communities and teams, both nourish the culture of the city for which they perform. It would be a great loss to the Bay Area to have the shipyard artist community become a redevelopment casualty." *

Spring Open Studio runs April 28-29, 11 a.m.-6 p.m., at the Hunters Point Shipyard. For more information, go to www.springopenstudio.com.