Tom Radulovich Archives — San Francisco Bay Guardian Archive 1966

San Francisco’s housing affordability crisis has become the main threat to the livability of the city for hundreds of thousands of residents. One glimmer of hope came last month, as the Board of Supervisors reformed decades-old laws that permit, and often encourage, the loss of affordable rental units.

When San Francisco adopted its zoning laws in the 1960s, it assigned a zoning district to every parcel in the city. Each zoning district set a maximum number of dwelling units allowed per parcel. These density limits effectively forbade adding units to existing buildings across most of the city, and deemed approximately 51,000 dwelling units “nonconforming.”

Nonconforming units are allowed to remain for the lifetime of the building, but could not be enlarged or improved. The controls on merging dwelling units actually encouraged the loss of units if the units were nonconforming or denser than the neighboring buildings. The planners’ intent was that nonconforming units would be eliminated over time, as buildings are remodeled or rebuilt.

The 2009 General Plan Housing Element moved in a different direction, calling for preservation of dwelling units, especially affordable and rent-controlled housing, and favoring in-kind replacement of affordable units lost to conversion, demolition, and merger. Two ordinances, sponsored by Sup. John Avalos and based on proposals from Livable City, have now brought the Planning Code in line with the Housing Element policies.

One ordinance amended the controls on residential demolition, conversion, and merger to reflect the Housing Element goals. It strengthens requirements that lost units be replaced with similarly affordable units, and restricts mergers in buildings with a recent history of Ellis Act or owner-move-in evictions. It also clarifies the legal status of dwelling units where the permit records are ambiguous, making them legal unless there is conclusive evidence that the units are illegal. This will improve housing security for thousands of San Franciscans who dwell in older, rent-controlled buildings that are denser than the Planning Code currently allows.

A second ordinance permits the improvement and expansion of nonconforming units that exceed current density limits, so long as they remain within the existing building envelope. This allows owners to enlarge units by converting space in existing buildings to dwelling space. To protect tenants from speculative evictions, improvement and expansion are not permitted in buildings with a recent history of Ellis and owner move-in evictions.

In addition, Sup. David Chiu introduced legislation in November to permit legalization of thousands of existing rent-controlled units that were built without planning permission. This ordinance will protect these rent-controlled units from conversion and merger, and allow them to be brought up to building and housing code.

Bolder measures will be needed to make San Francisco an affordable city for all, but preserving more of our affordable housing moves us in the right direction.

Tom Radulovich is the executive director of Livable City.

OPINION Two years ago this week, the mayors of many of the world’s largest cities gathered in San Francisco for World Environment Day and pledged to make their cities more livable and sustainable places.

San Francisco justly prides itself on being an environment-minded city made of diverse and livable neighborhoods. Thanks in large part to the city’s historic neighborhoods, designed around walking and public transit, San Franciscans generate fewer greenhouse gas emissions per capita than residents of any city in the country except New York.

Unfortunately, one of the most environmentally unfriendly measures to come along in a decade may be headed to the ballot. A shadowy coalition of downtown interests is gathering signatures for a measure, the brainchild of Republican financier Don Fisher, that would impose a one-size-fits-all parking "solution" on San Francisco’s distinct neighborhoods while removing protections for pedestrians, cyclists, and public transit from the city’s Planning Code.

This measure, blandly titled the Parking for Neighborhoods Initiative, threatens to reverse decades of progress toward a sustainable and livable San Francisco.

If this measure becomes law, it will negate the ability of neighborhoods to plan their own future, to provide affordable housing options, and to make their streets safe and livable. It will, in a stroke, overturn many years’ worth of neighborhood-based planning efforts, from downtown and South of Market through Hayes Valley and the Mission to Balboa Park.

Reduced-parking requirements, limitations on creating new parking spaces, have become a useful tool for decreasing traffic congestion, encouraging walking, cycling, and public transit use, and making housing more affordable in the city’s most dense and transit-rich neighborhoods. The city’s Downtown Plan, adopted in the 1980s, encouraged the area to grow as a diverse commercial, industrial, and residential district, oriented to transit rather than the automobile.

Many neighborhoods may not choose reduced-parking requirements, but where they fit, residents have embraced them as a way to preserve their neighborhoods’ livability, character, and affordability. Nearly a third of San Francisco households live without a car. A UC Berkeley study showed that units without parking spaces are affordable to twice as many households as units with them.

The measure would also prohibit programs to make San Francisco’s mean streets safer places for all of us, particularly children, elders, and the disabled. It arrogantly asserts the right of developers to cut new driveways and garage entrances wherever they want, regardless of the number of pedestrians, cyclists, and Muni riders who would be inconvenienced or even endangered.

Proponents of the measure are trying to give it a green gloss, invoking provisions about car sharing and low-emission vehicles. Don’t be fooled — this ill-conceived measure will make our city less sustainable, less livable, less affordable, and less safe. Don’t sign the petition! *

Tom Radulovich is executive director of Livable City (www.livablecity.org).

Tom Radulovich

Preserve existing rental housing

Downtown’s sneaky parking plan